South Norwalk TOD Redevelopment Plan

CITY OF NORWALK, CT South Norwalk TOD Redevelopment Plan

FINAL SEPTEMBER 2016

Prepared for the Norwalk Redevelopment Agency by THE CECIL GROUP • FXM ASSOCIATES ACKNOWLEDGEMENTS

PREPARED FOR THE NORWALK REDEVELOPMENT AGENCY

Timothy T. Sheehan, Executive Director Susan Sweitzer, Senior Project Manager for Development

PREPARED BY

The Cecil Group, Inc.

Steven G. Cecil AIA ASLA Emily Keys Innes, AICP, LEED AP ND

FXM Associates, Inc.

Francis X. Mahady Dianne Tsitsos Contents

1. Plan Summary...... 1 1.1 Definition of the Area as a Redevelopment Area ...... 2 1.2 Purpose of the Plan...... 4 1.3 Statement of Objectives...... 6 1.4 Summary of Implementation Strategy...... 8 1.5 Consistency with Plan of Conservation and Development...... 11 1.6 Summary of Benefits from Improvements...... 14

2. Summary of Existing Conditions...... 17 2.1 Summary of Existing Blighted Conditions...... 18 2.2 Summary of Existing Market Conditions...... 19 2.3 Existing Infrastructure Conditions...... 26

3. Land Use Plan...... 33 3.1 Land Use Plan...... 34 3.2 Zoning Changes ...... 34 3.3 Multi-Modal Circulation and Neighborhood Connections...... 37

4. Implementation Strategy...... 39 4.1 Goals and Strategies...... 40

5. Design Guidelines...... 45 5.1 Development Plan Review...... 46 5.2 Organization of the Design Principles and Guidelines...... 48 5.3 Design Principles for the TOD District...... 49 5.4 Design Guidelines for the TOD District...... 51 5.5 Lexington Avenue Village District Design Guidelines...... 66 5.6 Public Infrastructure and Connecting Private Infrastructure ...... 84 5.7 Glossary of Terms ...... 91

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 6. Regulations on Development...... 95 6.1 Parcel Regulations...... 96 6.2 Applicability and Duration...... 97 6.3 Property Acquisition Plan...... 97 6.4 Plan Approval and Amendments...... 98

7. Amendments...... 101

8. Appendices...... 103

8.A. Project Area Boundaries...... 103 8.A. Parcels within the Redevelopment Area...... 104

8.B. Determination of Blighted Conditions...... 109 8.B.1 Summary...... 110 8.B.2 Methodology...... 112

8.C. Market Conditions and Redevelopment Feasibility...... 127 8.C.1 Social, Economic, and Business Profiles of the South Norwalk TOD District...... 128 8.C.2 Market Conditions and Redevelopment Feasibility – Rental Housing Market Demand Trends...... 132 8.C.3 Market Conditions and Redevelopment Feasibility – Retail Opportunity/Gap Analysis...... 138

8.D. Proposed Zoning Changes...... 145

NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. PLAN SUMMARY

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN This Redevelopment Plan has been prepared in accordance with Chapter 130, Part I Redevelopment of the General Statutes of Connecticut. The purpose of this Redevelopment Plan meets the identified public need to revitalize the South Norwalk area centered on the South Norwalk Metro-North Railroad Station. The basis for this Redevelopment Plan is the South Norwalk Railroad Station Area Transit Oriented Development Strategy Final Report. This report identifies goals and objectives related to transit-oriented development and recommends implementation strategies and action steps to fulfill those goals. The recommended strategies include proposed regulations for private development and public streetscape improvements that will encourage revitalization of the South Norwalk area and enhance neighborhood access to rail transit and local businesses.

1.1 Definition of the Area as a Norwalk Redevelopment Agency further finds which may be given by any public body in con- that the existence of these conditions is beyond nection therewith, are public uses and purposes Redevelopment Area remedy and control solely by the regulatory for which public money may be expended and process in the exercise of the police power and the power of eminent domain exercised; and In accordance with Chapter 130 of the Con- cannot be dealt with effectively by the ordinary that the necessity in the public interest for the necticut State Statutes, the Norwalk Redevelop- operations of private enterprises without the provisions of Part I, Chapter 130 of the General ment Agency has determined that there exists a actions herein provided; including the acquisi- Statutes is hereby declared as a matter of legisla- need to designate the South Norwalk TOD Re- tion of property for the purpose of eliminating tive determination. development Area (as delineated on Figure 1-1: substandard, unsanitary, deteriorated, deterio- Project Boundary and described in Appendix rating, slum or blighted conditions thereon or 8.A Project Area Boundaries) an Urban Renewal BOUNDARY preventing recurrence of such conditions in the Area in order to prevent the spread of deterio- area, the removal of structures and improve- The boundary of the South Norwalk TOD ration and to eliminate substandard, insanitary, ment of sites, the disposition of the property for Redevelopment Area (the “Redevelopment and blighted conditions in that area. redevelopment incidental to the foregoing, and Area”) is shown in Figure 1-1 and contains two the exercise of powers by the City of Norwalk To the degree that these conditions exist, they subareas: the TOD District and the Lexington acting by and through the Norwalk Redevel- serve to impair the sound growth and develop- Avenues Neighborhood. The parcels within the opment Agency pursuant to Section 8-124. et ment of the community and retard economic boundary are listed in Appendix 8.A. seq., of the General Statutes, and any assistance development and the provision of housing. The

2 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. Plan Summary

TOD Redevelopment Area The Redevelopment Area contains two North Main St TOD District Boundary subareas: the TOD District and the TOD District Parcels Lexington Avenue Neighborhood. Lexington Avenue Neighborhood

Washington St Lexington Avenue Parcels The TOD District is a mixed-use district; Washington St South Norwalk Metro-North proposed zoning would allow a higher Railroad Station * residential density closer to the South Madison St Haviland St Madison St Norwalk Rail Station. Design guidelines

Elizabeth St for private development and public infrastructure within this Redevelopment Monroe St Hanford Place Plan will ensure that anticipated new infill State St development will be consistent with the

Railroad R-O-W Dr. Martin Luther King Jr. Drive * * Raymond St goals for a walkable, mixed-use district Spring St Henry St Henry St Franklin St Franklin that is connected to the rail station, Day St

Water St Water the waterfront, and the surrounding Mulvoy St

South Main St residential neighborhoods. Old Railroad R-O-W Concord St

Chestnut St Woodward Ave Ely Ave The Lexington Avenue Neighborhood

Merritt Pl St Day

Merritt St

Larsen St is primarily residential with some

Lexington Ave Lexington Lubrano Pl Lubrano Burritt Ave Burritt Ave neighborhood commercial uses. Village Olean St District zoning would help to preserve

Laura St

Snowden St and protect the historic character of Kossuth St Kossuth Belle Ave

Austin St Cardinal Pl this neighborhood, as proposed by

Hemlock Place Papp St the Springwood-Whistleville/Lexington Hemlock Place Avenue Historic Preservation Strategy

Ely Ave (2015). Design guidelines for this Dr. Martin Luther King Jr. Drive Lexington Ave neighborhood are included in this

Knapp St Redevelopment Plan and require new Knapp St

Taft St development or substantial rehabilitation Oxford St Oxford

Moscariello Pl to be compatible with the existing Moscariello Pl historic context. Terry Lane Terry Tito Ct Meadow St Ext.

770 385 0 770 Feet

Figure 1-1: South Norwalk TOD RedevelopmentSource: Area Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, . USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 3 based on a mutually supportive relationship • Ease price pressures by employing smart 1.2 Purpose of the Plan between neighborhoods and commercial dis- growth and sustainable development density principles. The purpose of this Redevelopment Plan is to tricts and to achieve the following principles: • Streamline new development approval pro- materially improve the conditions of the South • Create stable socially and economically cess by making desirable uses allowable as Norwalk area by encouraging the development diverse neighborhoods that are sustained of right. of complete, compact neighborhoods that draw by minimizing the neighborhood transi- • Use business assistance and loan funds to new residents and businesses within a socially tion costs impacting existing low/moderate income (LMI) residents. allow neighborhood businesses to effectively and economically diverse district centered on respond to neighborhood economic changes the South Norwalk Metro-North Railroad Sta- • Provide for LMI residents to establish • Use public assets and facilities as tools to tion. The neighborhoods within this district equity in the revitalization by becoming investors in the redevelopment goals and leverage needed neighborhood resources and should be of moderate scale, be both mixed-use objectives, not disaffected by them. improvements such as affordable housing, and mixed-income, and have adequate ame- community services, and high quality public nities for circulation, public safety, and open • Create mutually supportive business dis- realm and infrastructure improvements. tricts and neighborhoods that rely on each space. other to flourish. • Educate residents regarding their rights via the City’s Fair Rent and Fair Housing Every City seeks a strong fiscal base and healthy The goals of equitable development are to: resources. markets to sustain itself and allow for all its • Increase district educational resources: pub- • Have a positive impact on the general con- residents to thrive. The redevelopment of urban lic, non-profit, and/or private. ditions of a neighborhood which leads to a districts and neighborhoods contributes to that positive impact on individuals within the • Ensure that the dialogue regarding the on- objective. neighborhood. going impact of neighborhood transition is ongoing, open, and transparent. • Respond quickly to market pressures. Equitable development combines both people- based and place-based strategies and the city’s • Maintain existing owner occupied, rental The goals, objectives, and implementation strat- and SRO housing in the area. economic development tools, land use policies, egies outlined in this Redevelopment Plan are and regulations both to create a thriving City based on the South Norwalk Railroad Station

4 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. Plan Summary

Area Transit Oriented Development Strategy The original objectives of the 1990 plan were to to accomplish the goals and objectives described Final Report (TOD Strategy), approved by the encourage private investment by (1) allowing a below and in Section 4 Implementation Strategy. Norwalk Common Council in October 2011. mix of uses, including an increase in the housing The TOD Strategy recommended methods to supply; (2) establishing an identity for the area, encourage private reinvestment in the neigh- including improving the physical appearance borhood to be consistent with transit-oriented and requiring new construction to be consistent development. Other recommendations include with the existing context; (3) promoting the zoning changes within the Redevelopment Area preservation of historic buildings that contrib- “The public realm area includes all and public infrastructure improvements. ute to the Washington Street Historic District public places and the building elements that are physically and/or visually and the Hanford/Elizabeth/Haviland Historic accessible to the public regardless of This Redevelopment Plan incorporates two District; (4) insuring an adequate supply of who actually owns the space. Such previous urban renewal areas whose plans have parking; (5) reinforcing development proposed places and elements can include but are expired: the Urban Renewal Plan for the South for the South Norwalk Railroad Station, and (6) not limited to, streets, pedestrian ways, Norwalk Project Area No. 1 South (1962) and the encouraging the creation of public spaces. bikeways, bridges, plaza, nodes, square, Main Corridor Urban Renewal Plan (1990). gateways, parks, waterfronts, natural The goals, objectives, and implementation strat- features, view corridors, landmarks, and The original purpose of the 1962 plan was to egies of this Redevelopment Plan are a continu- points at which a building establishes clear and redevelop certain properties and to ation of those of the 1990 plan, but applied to interaction with the public via design provide public improvements, primarily related a broader area. or use either interior or exterior that is to the widening, realignment, repaving, and/or beyond a commercial purpose” closure of existing street infrastructure and the The recommended zoning changes, provided in realignment, construction, or reconstruction of Appendix 8.D Proposed Zoning Changes, would URBAN RENEWAL PLAN FOR THE REED PUTNAM AREA, NORWALK, CONNECTICUT, MODIFIED AS APPROVED BY related utilities. work in concert with this Redevelopment Plan THE NORWALK COMMON COUNCIL OCTOBER 27, 2015 AND THE NORWALK REDEVELOPMENT AGENCY OCTOBER and the recommendations of the TOD Strategy 29, 2015; “DESIGN GUIDELINES: REED PUTNAM WEST, PARCELS 1, 2, AND 4,” DC5 PUBLIC REALM, PAGE 25

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 5 Workforce Housing. Privately-owned the economic development goals for appro- 1.3 Statement of Objectives low-to-moderate income housing units priate locations within the neighborhood. that are not deed-restricted are defined The extensive public process and technical re- • COMMUNITY SECURITY AND SAFETY – as units in buildings of six or fewer search that laid the groundwork for the TOD Create safe and secure environments for dwelling units that were built prior to Strategy identified a series of goals and objec- residents, commuters, business owners, and 1960. (See diagram on facing page.) visitors in the neighborhoods around the Rail tives for the Redevelopment Area. These goals • ECONOMIC DEVELOPMENT – Invite and Station. and objectives are divided into six categories, support development as a combination listed below, with the primary goal for each of new buildings and renovations that The objectives related to each goal can be found strategy: create a long-term, sustainable mixed- in Section 4 Implementation Plan. • NEIGHBORHOOD – Develop a continuous, use pattern that contains a balanced coherent pattern of pedestrian-friendly quantity of housing, commercial, retail, streets, sidewalks, and paths that line and civic, and institutional uses, while pro- connect blocks with complete and compat- tecting existing residents from displace- ible development and land uses that create ment. a cohesive and attractive environment in • URBAN DESIGN CHARACTER AND which to live, work, shop, visit, and enjoy in QUALITIES – Shape the fabric of build- the neighborhoods around the Rail Station. ings, spaces, streets, and places to • DIVERSITY – Encourage and maintain a create distinctive and complete urban diverse neighborhood that provides housing, neighborhoods that contain diverse but employment, shops, services, and restaurants well-connected components. that attract and support a wide range of cul- • CIRCULATION AND TRANSPORTATION tures and incomes. Economic and cultural – Enhance pedestrian and bicycle con- diversity is an asset to the area. nectivity, while channeling and enabling • HOUSING – Preserve existing low-to-mod- vehicle circulation to be consistent with erate income housing units and add more neighborhood quality and supporting

6 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. Plan Summary

North Main St

Washington St

Madison St Haviland St Madison St This diagram shows the location of

Elizabeth St structures built prior to 1960 (outlined in grey) that contain six or fewer rental Monroe St Hanford Place housing units (diagonal lines). State St* This data was obtained from the City’s Railroad R-O-W Dr. Martin Luther King Jr. Drive Raymond St Office of the Assessor and should not be Henry* St Spring St Henry St

Franklin St Franklin relied upon as a fully accurate inventory

Day St of such housing. Data from an assessor’s

Mulvoy St St Water office is frequently updated.

Old Railroad R-O-W South Main St Concord St Woodward Ave The purpose of this diagram is to indicate

Chestnut St possible locations of such housing. Merritt Pl Ely Ave

Merritt St St Day Further information would be required

Larsen St Lubrano Pl Lubrano

Burritt Ave

Lexington Ave Lexington Burritt Ave to demonstrate that the building in Olean St question met the relevant criteria.

Laura St Belle Ave De Facto Affordable Housing Snowden St Kossuth St Kossuth

Cardinal Pl TOD District Boundary Austin St

Hemlock Place TOD District Parcels Papp St Hemlock Place Lexington Avenue Neighborhood

Lexington Avenue Parcels

Pre-1960

Ely Ave Dr. Martin Luther King Jr. Drive 6 units or fewer Knapp St Lexington Ave Knapp St South Norwalk Metro-North Taft St * Railroad Station

Moscariello Pl

Moscariello Pl Oxford St Oxford

Tito Ct Lane Terry Meadow St Ext.

Figure 1-2: Possible sites of affordable housing that are non deed-restricted

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 7 * Acquisition or rental of real property by other activities, for the prevention and the 1.4 Summary of purchase, lease, exchange or gift. elimination of slums and blight. Implementation Strategy * Acquisition of real property by emi- The ability to conduct design review, according nent domain, as authorized by Section TheTOD Strategy identifies a series of strategies 8-127a. The use of eminent domain to design guidelines defined within this Rede- to address the goals for its Study Area (incor- requires approval on a parcel-by-parcel velopment Plan, is included under the authori- porated within the Redevelopment Area). The basis from the City Council. zation above. strategies that are appropriate for this Redevel- * Issue bonds and other obligations. opment Plan are divided into four categories, as • Borrow and accept grants from the federal REDEVELOPMENT PROJECTS shown on the facing page. government or other source. The Norwalk Redevelopment Agency may also The Norwalk Redevelopment Agency may un- The Norwalk Redevelopment Agency is autho- plan and undertake redevelopment projects as dertake certain actions in order to implement rized to undertake surveys and plans, including defined by Chapter 130 of the Connecticut these strategies. the following: General Statues. Activities authorized under • Plans for carrying out a program of voluntary Section 8-141 include the following: PROPOSED REDEVELOPMENT repair and rehabilitation of buildings and • Redevelopment, rehabilitation, and/or improvements. ACTIONS conservation work to eliminate or prevent • Plans for the enforcement of laws, codes the development or spread of slums or sub- The Norwalk Redevelopment Agency has cer- and regulations relating to the use of land standard, insanitary, blighted, deteriorated and the use and occupancy of buildings or deteriorating areas tain tools, as authorized by Chapter 130 of the and improvements and to the compulsory * Carrying out plans for a program of Connecticut General Statutes, which it can repair, rehabilitation, demolition or removal use to achieve the goals and objectives of this voluntary or compulsory repair and of buildings and improvements. rehabilitation of buildings or other Redevelopment Plan. These tools include the • Develop, test and report methods and tech- improvements following: niques, and carry out demonstrations and * Acquisition of real property and demoli- • Acquisition and disposition of real property. tion, removal or rehabilitation of build-

8 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. Plan Summary

FOCUS AREA ACTION STRATEGY • Focus on moderate scale, mixed use redevelopment of key sites relatively close to the • Assist in land assembly/reorganization of land in conjunction with viable Rail Station. projects. Redevelopment • Leverage City ownership. • Unlock public/private redevelopment through strategic development, land use or disposition agreements incorporating City-owned land at the Rail • Unlock public/private redevelopment at the Rail Station, Webster Street Block, and Day Street lots. Station, Webster Street Block, and Day Street. • Provide zoning to allow non-conforming office or commercial use to change housing. • Expand housing opportunities for market rate • Preserve existing affordable housing. units. Housing and Residential • Maintain work-force zoning or incentives for large, multi-family Quality of Life • Promote a mixed-income, diverse neighborhood developments. and high quality of life for everyone through amenities, public safety programs, open space. • Focus programs to support home ownership within walking distance of the Station. • Improve parks and extend pedestrian corridors to and along the Waterfront. • Improve streetscapes, sidewalks, paths, ramps, and stairs including • Provide improved pedestrian corridors connecting consistent lighting along the principal pathways to and from neighborhoods, South Norwalk neighborhoods to the Rail Station in conjunction with traffic calming along neighborhood streets not intended Pedestrian Environment with streetscape enhancements. for through traffic. and Connections • Target initial improvements within the blocks • Expand sidewalk and streetscape improvements throughout the adjacent to the Rail Station. neighborhoods. • Support bicycle use. • Extend bike routes along streets leading to the Station; provide secure bike parking. • Provide additional commuter parking near the Rail • Establish public/private venture to create a parking structure at Henry/ Station to the extent that it benefits Norwalk and Chestnut Street. has limited visual and traffic impacts. • Seek grants, funds and “gap” financing for a parking deck at Webster Street • Provide modest expansion of public parking at for that portion of the costs that cannot be covered by revenues. Webster Street. Circulation and Parking • Provide wayfinding signage, street and intersection design to direct primary • Direct commuter-related vehicle traffic away from commuter traffic to and from the Rail Station along Martin Luther King, Jr. neighborhood streets. Drive. • Provide substantially improved space and • Use grants and other sources to fund improvements to expand and circulation at the Rail Station for shuttles, pick-up reorganize pickup and drop-off on the east side of the station, between and drop-off. Henry and Monroe Streets.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 9 ing and improvements thereon where ment project, the Agency would have to update erty by eminent domain under a redevelopment the agency has determined the same to this Redevelopment Plan consistent with the plan as set forth in Chapter 130 Section 8-127a be necessary to eliminate unhealthful, requirements of Section 8-136 of Chapter 130 of the Connecticut State Statutes. The Norwalk insanitary or unsafe conditions, lessen of the Connecticut General Statutes. Redevelopment Agency does not intend to use density, reduce traffic hazards, eliminate eminent domain for acquisitions under this obsolete or other uses detrimental to the The Norwalk Redevelopment Agency antici- public welfare, or to otherwise remove Redevelopment Plan, and could not use emi- or prevent the spread of blight or dete- pates that, depending on the outcome of the nent domain without the approval of the City rioration, or to provide land for needed planning process, the completed Webster Block Council. public facilities. Master Plan and any related project may be added to this Redevelopment Plan. * Installation, construction or recon- Property Disposition struction of streets, utilities, parks, playgrounds and other improvements necessary for carrying out the objectives Property Acquisition The Norwalk Redevelopment Agency antici- of the urban renewal project. pates the disposition of some or all of the Web- The Norwalk Redevelopment Agency does not * The disposition, for uses in accordance ster Street Block, depending on the results of with the objectives of the urban renewal anticipate the acquisition of specific parcels at the current planning efforts around the future project, of any property or part thereof this time. From time to time, the Agency ac- of that area. acquired in the area of such project; quires residential properties at market prices for provided such disposition shall be in the its South Norwalk Housing Pilot Program. manner prescribed in this part for the Relocation Schedules disposition of property in a redevelop- Future acquisitions for a redevelopment project ment project area. would require the amendment of this plan as As noted in Chapter 130 Section 8-125 Defini- noted in Section 6.3 Property Acquisition Plan. tions, the need to relocate families as a result of This plan is a Redevelopment Plan under Sec- the proposed improvement must be addressed tion 8-127. Should the Norwalk Redevelop- The Norwalk Redevelopment Agency must within the Redevelopment Plan. ment Agency choose to undertake a redevelop- follow the procedures for acquiring real prop-

10 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. Plan Summary

The immediate public improvements anticipat- ment Area and, if no such housing is available ed by this plan are the adoption of zoning regu- or suitable, the family should be given priority 1.5 Consistency with Plan of lations for the TOD District and the Lexington for appropriate City-regulated inventory within Conservation and Development Avenue Neighborhood, and the adoption and a reasonable distance of the housing from which This Redevelopment Plan is consistent with enforcement of the related design guidelines for the family was displaced. each area. No relocation is anticipated as a re- goals of the City of Norwalk Plan of Conserva- sults of these public actions. tion and Development, June 2008 (POCD).

Should the Norwalk Redevelopment Agency The POCD divides the implementation strate- undertake a specific redevelopment project, as gies into major topics. noted above, this Redevelopment Plan would • Balanced Economic Growth. have to be amended, and the required sched- • Environment and Infrastructure. ules identifying the number of families that • Open Space and Recreation Systems. would be displaced and the plans for temporary relocation would be incorporated as part of the • Community and Cultural Facilities. amended plan. • Transportation. • Governance, Zoning, and Urban Design. Private actions within the Redevelopment Area may result in the displacement of families. The Each topic is subdivided into categories, and Norwalk Redevelopment Agency recommends each category has a specific set of goals and the developer work with the City to provide related strategies. The table on the next page priority accommodation for families within provides the major strategies from the POCD City-regulated housing inventory. The family which are consistent with the goals and imple- should be given priority first for appropriate mentation strategies in this Redevelopment City-regulated housing within the Redevelop- Plan.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 11 A. BALANCED ECONOMIC GROWTH • A.1.2 Support and expand economic development initiatives to achieve the goals of this plan and to ensure economic benefits and A.1 General responsibilities are shared among all residents. • A.2.1 Provide for the creation and continuation of diverse housing opportunities. A.2 Housing • A.2.2 Rehabilitate Norwalk’s existing inventory of public, private, and non-profit housing. • A.2.4 Use publicly owned land to provide long-term affordability. A.3 Office • A.3.1 Encourage office development in appropriate locations. A.4 Retail • A.4.1 Expand the retail sector. • A.6.1 Modify Redevelopment Plans in response to updated market studies and other recent findings. A.6 Redevelopment • A.6.2 Advance current Redevelopment Plans. • A.6.3 Explore opportunities to designate additional Redevelopment Areas as a means to achieve plan goals. B. ENVIRONMENT AND INFRASTRUCTURE B.1 General • B.1.1 Protect the city’s environment and natural resources for current and future generations. B.8 Sustainability • B.8.1 Adopt programs which promote resource conservation and discourage waste. B.10 Other Utilities • B.10.1 Require public utilities to meet present and future demand. C. OPEN SPACE AND RECREATION SYSTEMS C.1 General • C.1.3 Provide and maintain an attractive open space system for the enjoyment of all residents. • C.3.1 Provide a greater diversity of recreation facilities and programs to meet the needs of all user groups, including new facilities C.3 Recreation for supervised recreation for young people. • C.4.1 Create a network of walking and bicycle trails among neighborhoods, points of interest, and opposite sides of the river and C.4 Trails and Bikeways harbor. D. COMMUNITY AND CULTURAL FACILITIES D.6 Health • D.6.1 Accommodate and encourage active lifestyles. D.7 Cultural Facilities • D.7.1 Strive for a connected network of cultural attractions. E. TRANSPORTATION E.1 General • E.1.1 Provide an efficient and effective system of transportation. E.2 Transit • E.2.2 Create an enhanced intermodal station at the South Norwalk Station. E.3 Traffic Management • E.3.1 Provide a safe and efficient vehicular transportation system. E.5 Parking • E.5.1 Support economic growth in the city with appropriate parking strategies.

12 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. Plan Summary

F. GOVERNANCE, ZONING, AND URBAN DESIGN F.2 Zoning F.2.1 Examine and modify existing zoning where necessary to achieve the goals of this plan. F.3 Planning F.3.2 Conduct new planning studies where necessary to further the goals of this plan. F.4.1 Strengthen the character of neighborhoods and commercial areas and improve the quality of architectural design. F.4.2 Design streets for people as well as vehicles. F.4 Urban Design F.4.3 Improve the appearance of public plazas, streets, and rights-of-way. F.4.5 Enhance primary gateways. F.5.1 Designate, preserve, and re-use historic and architecturally significant landmarks, structures, and districts where F.5 Historic Preservation economically feasible. F.7 Other F.7.2 Improve the standards for light pollution to maintain the health and quality of life our residents enjoy.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 13 Regulatory changes (especially zoning) are par- uses by residential, hotel and mixed use devel- 1.6 Summary of Benefits from ticularly cited by recent and prospective developments where allowed on historically work- Improvements opers as important to spur additional develop- ing waterfronts, has been to the detriment of ment that can capture a greater share of regional the community-wide economy and tax base in ECONOMIC BENEFITS demand within South Norwalk, will not burden many communities.1 the current City budget, and will likely lead to By adopting the recommended zoning changes increased tax ratables and net fiscal income. PUBLIC INFRASTRUCTURE to allow more housing and retail in a mixed-use development district, as well as infrastructure Over time, as incompatible uses are replaced by BENEFITS and other improvements and initiatives in the new development, the impact of those incom- Circulation and transportation improvements recommended implementation strategy, the patible uses on the neighborhoods will dimin- can alleviate traffic congestion and improve City will facilitate the creation of more market ish. This change will provide both an economic connections for all users. Efficient connections rate housing and support a diversified housing benefit and a higher quality of life for neighbor- are safe for all users; a focus of the proposed strategy within South Norwalk. hood residents. transportation improvements is improving the Demand for market rate rental housing is par- Opportunities exist for residential, hotel and pedestrian and bicycle environment. This would ticularly strong now and is projected to remain other commercial development on the west side be accomplished as part of a larger complete strong over the next several years for the young of Water Street enabling full view amenities of streets approach that would balance the needs professional (under 35) and empty nester (be- the harbor and easy access to the waterfront, of all user groups that must share the roadways tween age 55 and 74) age groups, both of which thus capturing the benefits of a waterfront and public right-of-way. An improved bicycle seek walkable transit and shopping amenities. location without encroachment on marine in- and pedestrian environment encourages a gen- A more diversified population will encourage dustries. The displacement of water dependent eral mode shift which reduces traffic, improves greater investment in local business enterprises air quality, and increases sustainability. It has and jobs and will provide additional support for 1 See for example The Contribution of Waterfront Land uses to Municipal Revenues in Newport, RI; prepared by existing retail and restaurant uses. FXM Associates for the University of Rhode Island Coastal Resources Center, August 2010

14 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 1. Plan Summary

been shown that areas with a more equal mode approach and improved pedestrian infrastruc- sured the public infrastructure that would ser- share have improved economic development ture and connections, will serve the community vice the project is adequate. results and experienced a general improvement by improving safety and enabling businesses to in economic circumstances. While communi- attract pedestrians. Attractive storefronts ac- Streetscape, plaza, and infrastructure improve- ties cannot always directly influence redevelop- companied by the pedestrian improvements ments benefit pedestrians and cyclists while pro- ment proposals, providing a safe and efficient recommended in this plan have been shown viding a foundation for increased economic de- transportation network that balances all modes to improve the economic viability of an area velopment and revitalization. During previous and users can encourage private redevelopment by promoting a safe and healthy environment. planning studies, pedestrian safety and criminal since developers can be assured that potential Similarly, reduced travel speeds on selected activity were often cited as a concern. This plan tenants and users will be able to access the new roadways allow pedestrians and bicyclists to feel proposes the installation of emergency call development. safe while giving motorists the opportunity to boxes to assist the community in reporting and see the stores and businesses they are passing. preventing crime. Vibrant and busy areas tend Improved traffic patterns and parking options at to have less criminal activity due, in part, to the the South Norwalk Railroad Station will lessen Infrastructure improvements, including road- theory of “Eyes on the Street.” The volume of congestion in the area surrounding the station way, parking, and sidewalk improvements, activity created by pedestrians, residents, shop as well as improve safety and circulation within would allow South Norwalk to redevelop in the owners, and patrons increases the likelihood the station itself. This will allow the station and manner proposed while ensuring that current that criminal activity will be witnessed, so peo- associated bus service to serve more customers residents and businesses are adequately served ple are less likely to commit crimes in busy and and may encourage drivers of single occupancy by the public infrastructure. Additional study is active areas. Enhanced streetscapes that include vehicles to shift patterns and use the bus, walk, necessary to determine the carrying capacity for pedestrian-scale street lighting and pedestrian or bicycle to the train station. public utilities in the area. Ensuring adequate infrastructure such as benches also increase the capacity for the types and scale of development number of eyes on the street and thereby con- At some point in their trip, all people are pedes- this plan recommends will encourage private tribute to increased safety. trians. The park-once concept proposed for the investment. Developers will be more likely to area, combined with the overall complete streets consider a project in the area if they can be as-

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 15 16 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 2. SUMMARY OF EXISTING CONDITIONS

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN The intent of the implementation strategies in this Redevelopment Plan is to create an environment that will provide incentives for private investments in housing and jobs. In order to measure progress, it is important to understand the existing conditions in the area. This section is a summary of the conditions of blight, a snapshot of the current demographics and market conditions for housing and retail, and existing infrastructure conditions.

The proposed Redevelopment Area meets the requirements of both Chapter 130 Section 8-125 2.1 Summary of Existing and CFR 570.208(b)(1). A memorandum from The Cecil Group to the Norwalk Redevelopment Blighted Conditions Agency, dated April 14, 2015, provides the analysis that supports this finding. A revision of this memorandum is provided in Appendix 8.B Determination of Blighted Conditions. Under CGS Chapter 130 Section 8-125(7), a Redevelopment Area is “deteriorated, deterio- The total number of properties in the two subareas is 496; 373 parcels meet one or more of the rating, substandard, or detrimental to the safety, criteria above. Thus 75% of the parcels within the Redevelopment Area meet both the state and health, morals or welfare of the community.” federal criteria for deteriorated conditions and significantly exceed the 20% (for state) and 25% (for The statutes define “deteriorated” or “deterio- federal) thresholds. rating” in terms of the number of buildings that are deficient or that have environmental defi- The table below identifies the number of properties and percentage of the total. Please refer toAp - ciencies and lists a number of possible types of pendix 8.B for the supporting detail. deficiencies. For the State of Connecticut, 20% of the buildings in the area must meet this defi- Total Blighted Properties in the Redevelopment Area nition, but not every building must meet every NUMBER OF PERCENTAGE definition. TOTAL PROPERTIES OF PROPERTIES MEETS MEETS SUBAREA NUMBER OF MEETING ONE OR MEETING ONE OR STATE? FEDERAL? The CDBG Program has slightly different re- PROPERTIES MORE CRITERIA MORE CRITERIA quirement. Under CFR 570.208(b)(1), the area TOD District 209 161 77% Y Y must meet the requirements of the relevant state law and must also meet one of two additional Lexington Avenue 287 212 74% Y Y criteria: either 25% of the buildings within the Neighborhood area must meet certain conditions, compatible Total 496 373 75% Y Y with those in CGS Chapter 130, or the public infrastructure must be in a “general state of deterioration.”

18 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 2. Summary of Existing Conditions

Race and Age 2.2 Summary of Existing Market Conditions The Lexington Avenue Neighborhood is significantly more Hispanic/Latino than the other three areas and younger than all three. The TOD District has a much more diverse population than either The information in this section is a summary the City of Norwalk or Fairfield County. The population is also younger than that of the City or the of the technical memorandum provided in Ap- County. pendix 8.C Market Conditions and Redevelop- ment Feasibility. These snapshots and expected Comparison of Race and Age trends provide a base for measuring progress in AFRICAN HISPANIC OR the Redevelopment Area as a result of success- WHITE AVERAGE AGE AMERICAN LATINO ful implementation of the strategies outlined in TOD District 46% 22% 41% 36.1 this plan. Lexington Avenue 22% 24% 74% 32.0 Neighborhood SNAPSHOT: DEMOGRAPHICS City of Norwalk 66% 14% 28% 39.3 Fairfield County 73% 11% 19% 39.5 The demographics of the South Norwalk TOD District indicate significant differences between this area and the City as a whole. The popu- Income lation of the TOD District is approximately 2,361, or about 3% of the population of the Incomes are lower in the both the Lexington Avenue Neighborhood and the TOD District than in City of Norwalk. either the City or the County. The table below shows the two extremes in income, and the median household income.

Comparison of Household Income

<15,000 >$125,000 MEDIAN HOUSEHOLD TOD District 21% 14.2% $48,592 Lexington Avenue 18% 7.7% $41,6823 Neighborhood City of Norwalk 11% 26.6% $73,065 Fairfield County 8.9% 32.3% $80,998

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 19 Residential Ownership and Length of Tenure

Housing units in the TOD District and in the Lexington Avenue Neighborhood are more likely to be rented than owned; the length of tenure is less than that of the City or the County. However, the length of time a homeowner has occupied their home (tenure) is significantly longer than in either of the three other areas of comparison.

Comparison of Rental and Ownership

RENTAL TENURE OWNERSHIP TENURE TOD District 76% 7.4 years 24% 16.1 years Lexington Avenue 68% 7.6 years 32% 21.3 years Neighborhood City of Norwalk 38% 8.1 years 62% 18.1 years Fairfield County 32% 8.3 years 68% 17.7 years

In the Lexington Avenue District, the median value of all owner-occupied housing is $305,753; for the TOD District, the median value is lower, at $236,797.

20 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 2. Summary of Existing Conditions

Employment and Commute

Workers in the Lexington Avenue Neighborhood have the shortest average commute, and those in the TOD District have a shorter average travel time than workers in the County and slightly longer than those in the City. However, these shorter commutes do not lead to the same type of employment. The Redevelopment Areas has 3% of the City’s businesses, 3% of its employees, and 4% of its annual sales.

Comparison of Commutes and Employment AVERAGE TOP THREE INDUSTRIES (BY EMPLOYEES) COMMUTE Public Transportation TOD District 28 minutes Construction Administration and Warehousing Other Services Lexington Avenue Healthcare and 26 minutes Construction (Except Public Neighborhood Social Assistance Administration) City of Norwalk 27 minutes Retail Trade Professional, Healthcare (Food and Scientific and and Social Beverage Technical Fairfield County 31 minutes Assistance Stores) Services (Office)

The chart below left shows the top three industries by number of employees. In general, the type of employment in all three areas is quite diverse. 2,300 people work in the TOD District and the 206 businesses produced $567 million in sales in 2015. In the Lexington Avenue Neighborhood, 42 employees work for 201 businesses and produce annual sales of $37.7 million in 2015. By sales, Wholesale Trade is the largest sector in the TOD District ($356.9 million); Construction ($72.4 million) and Information ($30.8 million), are the second and third largest sectors, respectively. In the Lexington Avenue Neighborhood, the largest industries by sales are Construction ($14.5 million), Retail ($5.7 million), Wholesale Trade ($5.6 million). These figures, along with other industries’ data, appear in the complete chart in Appendix 8.C.)

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 21 SNAPSHOT: MARKET DEMAND for demand assessed by the Housing Demand Estimated Demand Based on Monthly Rent Model explained in Appendix 8.C. ESTIMATED ANNUAL TRENDS: RENTAL HOUSING MONTHLY RENTAL DEMAND IN SOUTH PRICE Although the Norwalk Redevelopment Agency Market Area Average Monthly Rents NORWALK (Apartment and Condominiums), June 2015 does not intend to undertake any public actions $900 150 that would result in the displacement of fami- MONTHLY SQUARE $1,200 135 lies, it is important to understand the current RENT FEET $1,500 120 housing conditions and expected trends in or- Studio $1,600 600 $1,800 105 der to evaluate changes within the Redevelop- 1-bedroom $1,600 657 $2,100 90 ment Area over time. 2-bedroom $2,400 974 $2,400 70 3-bedroom $3,300 1,580 $2,700 55 The following data is based on South Norwalk as a whole rather than the two subareas. The av- The estimated annual demand is considered in Rentals are particularly attractive to two distinct erage rentals shown to the right for the market terms of both affordable rental prices and age age groups – those under 35 and those between area are above the average affordability range groups. In terms of prices, estimated demand 55 and 74. Both age groups work well in the decreases as the price level increases. same development as they are very interested in living within walking distance of stores, restaurants, and transit. They are also the target age groups for recent market rate rental projects completed and successful within the Redevel- opment Area.

In South Norwalk, the population cohort aged 55-74 is expected to increase over the next five years. Lower-income households in the 25-34,

22 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 2. Summary of Existing Conditions

35-44, and 45-54 groups are expected to decrease in number over the next five years. Increases in higher income households are projected to be very minor in these age categories.

Estimated average annual demand by age groups is shown in the table below.

Average Annual Demand for Rental Housing

7,000 Selected Age Groups in the South Norwalk Market Area 2014-2019

6,000 Under Age 35

5,000 Age 55-74

Combined 4,000

3,000

Number Households of 2,000

1,000

0 Rentals @ Rentals @ Rentals @ Rentals @ Rentals @ Rentals @ Rentals @ $900/month $1,200/month $1,500/month $1,800/month $2,100/month $2,400/month $2,700/month

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 23 CURRENT MARKET

The Norwalk Redevelopment Agency was able to provide recent information (as of June 2016) on current construction projects and rental prices in the Redevelopment Area. In projects less than five years old, the average rent for a one-bedroom apartment is $1,944 a month and $2,453 per month for a two-bedroom apartment.

Recent projects in the South Norwalk area include the following:

UNITS OF NAME AND ADDRESS PROJECT TYPE HOUSING STATUS 99 Washington Street Mixed use 66 Under construction The Avrick (14 and 16 North Main Street) Mixed use 8 Construction complete Washington Village (13-20 Day Street) Multifamily 273 Extension granted (February 2017) Maritime Village (17-19 Day Street/Raymond Street) Mixed use 76 Extension granted (October 2016) 11 Chestnut Street Mixed use 17 Extension granted (September 2016)

SOURCE: FXM ASSOCIATES, HOUSING DEMAND MODEL, JUNE 2015

24 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 2. Summary of Existing Conditions

SNAPSHOT: MARKET DEMAND Selected Potential Retail Development Opportunities for South Norwalk Based on 2014 Retail Gap TRENDS: RETAIL Potentially Selected Sales Supportable The purpose of this snapshot is to identify cur- Store Type and NAICS Opportunity/Gap Square Feet Estimated Capturable rent and projected demand for retail and restau- $ Square Feet # Stores rants within the Redevelopment Area. Hardware Stores-44413 5,439,780 26,490 15,000 1 Nursery and Garden Centers-44422 6,545,821 28,082 12,000 2 Convenience Stores-44512** 7,847,923 17,299 7,500 3 The retail analysis inAppendix 8.C demonstrates Specialty Food Stores-4452 26,366,904 42,681 10,000 3 Beer, Wine and Liquor Stores-4453 23,755,872 70,854 6,000 2 that significant retail spending by households Cosmetics, Beauty Supplies, Perfume Stores-44612 1,630,593 3,872 3,000 1 within the Redevelopment Area takes place out- Other Health and Personal Care Stores-44619 5,326,515 10,623 4,000 2 Jewelry Stores-44831 8,246,817 13,582 3,500 2 side of the neighborhood. This creates an op- Luggage and Leather Goods Stores-44832 4,688,373 15,050 6,000 2 portunity for new retail activity, either by new Sporting Goods Stores-45111 7,662,570 27,382 14,000 2 Hobby, Toys and Games Stores-45112 4,238,100 18,667 9,000 2 stores or expansion of existing ones. Musical Instrument and Supplies Stores-45114 10,772,742 42,506 10,000 2 Gift, Novelty and Souvenir Stores-45322 12,495,488 65,285 20,000 4 Limited-Service Eating Places-7222 17,366,006 50,796 20,000 10 There is significant demand for the types of busi- 142,383,504 433,168 140,000 38 nesses that would support the walkable mixed- use district and the surrounding neighborhoods SOURCE: A.C. NIELSEN SITE REPORTS, OTHER SOURCES, AND FXM ASSOCIATES that is the goal of this Redevelopment Plan. There are sales opportunities large enough to support more business in: Limited Service Eat- ing Places; Gift, Novelty and Souvenir Stores; Specialty Food Stores; Convenience Stores; and several other categories shown more fully in the summary table below.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 25 the New Haven and Danbury Branch rail The South Norwalk Railroad Station is the 2.3 Existing Infrastructure lines. Public and commuter buses, operated busiest and largest railroad station in Norwalk Conditions by the Norwalk Transit District, also serve the and is comprised of an eastbound and a west- station and the surrounding area. Though the bound station. The stations are connected by a A city’s public infrastructure is an important Norwalk Transit District buses are equipped tunnel. Metro-North operates 70 trains to New foundation for the community that is often with bicycle racks, pedestrian and bicycle con- York City, 53 to New Haven, 14 to Danbury, overlooked. Infrastructure allows residents nections between modes could be improved. and 6 to Waterbury each weekday; weekend and business people to access their homes and Additional bicycle racks have been installed and holiday service provides 45 trains to New jobs, while providing water and other services at the station, but more capacity is needed to York City, 34 to New Haven, and 6 each to Wa- they rely on. Infrastructure includes roadways add bike racks that are more secure. The station terbury and Danbury daily. The Connecticut and related amenities, utilities, environmen- itself has been the subject of several studies to Department of Transportation’s Shore Line East tal conditions, and public transit. This section improve service, safety, and connectivity. Previ- provides limited east and westbound service at provides a review of the existing conditions for ous recommendations for improving the station the station. Though Amtrak trains pass through the various public infrastructure servicing the include increased parking, indoor bicycle park- the South Norwalk Railroad Station, there is Redevelopment Area. Recommendations for ing at the eastbound station, and development no Amtrak service available. Electronic mes- improvements or changes to the infrastructure along the east side of the railroad right-of-way. sage boards were installed in July 2016 in the system can be found in Section 4 Implementa- The traffic pattern through the area contributes eastbound station to announce real-time arrival tion Strategy. to multi-modal congestion. Recent improve- and departure times of public bus and shuttle ments include an additional taxi queue on the services to and from the station. CIRCULATION AND TRANSIT eastbound side, but either land acquisitions or public/private partnerships will be required to The Norwalk Transit District operates public Transit continue to address multi-modal transportation bus service seven days a week throughout the and moving traffic off residential streets. City of Norwalk and several fixed-routes serve the Redevelopment Area. WHEELS Routes The South Norwalk Railroad Station is the 10, 11, and 12 serve South Norwalk and the area’s transit hub. The station is served by both

26 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 2. Summary of Existing Conditions

TOD Redevelopment Area

North Main St TOD District Boundary S S TOD District Parcels Lexington Avenue Neighborhood

Washington St Lexington Avenue Parcels South Norwalk Metro-North Railroad Washington St Station *S Bus stop with shelter Bus stop

Madison St Haviland St railroad station directly. Route 9 serves South Madison St Norwalk, passing along North Main Street and Elizabeth St Water Street. The Connecticut Avenue Shuttle Monroe St serves the South Norwalk Rail Station on week- S Hanford Place day evenings, Saturday evenings and through- State St

Railroad R-O-W Dr. Martin Luther King Jr. Drive * out the day on Sundays. The Main Avenue * Raymond St Spring St Henry St Henry St Shuttle serves Burritt Avenue and Water Street St Franklin Day St on weekday evenings, Saturday evenings and St Water Mulvoy St South Main St

Old Railroad R-O-W throughout the day on Sundays. Concord St

Chestnut St Woodward Ave

Ely Ave

The Norwalk Transit District also operates com- Merritt Pl St Day Merritt St

Larsen St Lexington Ave Lexington

muter shuttles that are scheduled to coincide Pl Lubrano Burritt Ave Burritt Ave with the arrivals and departures of the Metro- Olean St

North peak AM and PM commuter trains. Laura St Snowden St

Kossuth St Kossuth Belle Ave Shuttles serving the South Norwalk Rail Station Austin St Cardinal Pl include the Merritt 7/Glover Avenue Shuttle, Hemlock Place Papp St the Norwalk Hospital/Belden Avenue Shuttle, Hemlock Place

and the 10/20 Westport Road shuttle which has Ely Ave Dr. Martin Luther King Jr. Drive its final destination in Wilton. Lexington Ave

Knapp St Knapp St

All bus vehicles are wheelchair accessible and Taft St Oxford St Oxford

Moscariello Pl equipped with bicycle racks and electronic des- Moscariello Pl Terry Lane Terry tination signs. In late 2016 a user-friendly, mo- Tito Ct Meadow St Ext. bile phone app will be released to provide bus 770 385 0 770 Feet passengers with real-time information on bus Figure 2-1: Approximate Locations of Existing Source:Bus StationsEsri, DigitalGlobe, and GeoEye, Shelters Earthstar Geographics, CNES/Airbus DS, . USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 27 arrivals and departures, schedules, route maps Streets” network) as all transit riders begin and North Main Street (which becomes South Main and trip planning functions. Twenty-eight bus end their trips as pedestrians. More informa- Street at Washington Street), and Water Street stop signs exist with the study area. Many of tion about Complete Streets, and the policies (CT Route 136). The South Norwalk roadways these signs include route schedules and map of the Connecticut Department of Transpor- are optimized for north-south travel; east-west displays. Three major stops include shelters and tation related to Complete Streets, can be travel is along a number of smaller arterials and benches, including the stop for the South Nor- found here: http://www.ct.gov/dot/cwp/view. local roadways. Washington Street is the most walk Train Station located on Monroe Street. asp?a=3531&q=531678. significant east-west roadway; it is the only Flag stops are also common practice throughout street in South Norwalk that crosses the Nor- the bus system. Transit interconnectivity is im- Vehicular Transportation walk River. Monroe Street and Henry Street portant to a productive transportation network. are other roadways that provide east-west access Passengers aboard Norwalk Transit District ser- through South Norwalk. Streetscape improve- The South Norwalk area is served by a devel- vices can make quick and free transfers at the ments have been completed on portions of oped network of interstates, highways, and WHEELS Hub located on Burnell Boulevard. Monroe Street and South Main Street; as of the local streets. Route 7 and Interstate 95 are the Connections can be made to city-wide services writing of the 2012 Choice Neighborhoods Report major regional roadways. Eastbound motor- or regional services traveling towards Stamford, for Washington Village, streetscape and walk- ists in South Norwalk are served by Exit 14 New Haven or Danbury. Commuter shuttles way improvements were planned for portions on Interstate 95 and westbound motorists are are expressly scheduled for easy transfers to and of Dr. Martin Luther King Jr. Drive, Monroe serviced by Exit 15. Through South Norwalk, from Metro-North trains. WHEELS routes are Street, Washington Street, Chestnut Street, and Route 7 is a limited-access roadway that con- not coordinated with Metro-North, however South Main Street. Intersection improvements nects South Norwalk to many of the major several of the routes enable people to minimize were also planned for several intersections in the employment sites north of the Merritt Parkway. wait times at the train station. vicinity of the train station. South Norwalk also has a number of arterials and local roads. The area’s major thoroughfare More so than vehicle networks, transit net- A “Complete Streets” approach has been rec- is Dr. Martin Luther King Jr. Drive, a north- works need to be integrated with the pedestrian ommended for the area, but is most important south, four-lane, city-owned roadway. The area’s network for users of all abilities (a “Complete for the connectivity corridors. The north-south other north-south roadways are West Avenue,

28 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 2. Summary of Existing Conditions

connectivity corridors include: Dr. Martin Lu- the two stations could be improved; the two important areas need repair or redesign. Within ther King Jr. Drive between West Avenue and stations are served by separate parking facili- each neighborhood, pedestrian connectivity Knapp Street; North and South Main Street ties, but the traffic and pedestrian patterns are seems better than between neighborhoods. A between West Avenue to the north and Wilson not well-designated so there is often confusion 2012 Choice Neighborhoods Report for Washing- Avenue to the south; and Water Street. The and multiple vehicles jockeying for access and ton Village identified critical sidewalk network east-west access connectivity corridors include: blocking one another. This also impacts transit gaps on the majority of roads surrounding the Washington Street, Monroe Street, and Con- riders, as buses cannot always pick passengers South Norwalk Train Station. cord Street. There are additional minor streets up in a single designated location. Parking at – Haviland Street, Elizabeth Street, Hanford the railroad station is available for monthly pass The sidewalk conditions in South Norwalk Street, and Raymond Street – that serve an holders as well as daily users; there is an approxi- vary tremendously. Some areas have wide, well- important role in connecting the area to the mately eighteen month waiting list for monthly maintained sidewalks that create a pleasant pe- Norwalk River and South Norwalk Waterfront. passes. While additional parking appears to be destrian environment; other areas have narrow, Several streets in the area have on-street park- necessary at the railroad station, parking studies uneven, and crumbling sidewalks littered with ing that serves to slow traffic. Previous planning have shown that nearby public parking facili- obstructions. The main north-south roadway, studies and reports have recommended that ties have excess capacity. There is also significant Dr. Martin Luther King Jr. Drive, is no dif- travel speeds through the area be decreased to supply of private parking at individual sites in ferent. Sidewalk conditions along Dr. Martin encourage a healthy street life that is welcoming South Norwalk as well as private pay lots that Luther King Jr. Drive are mixed; some areas for all forms of transportation (including pe- offer both permit and hourly parking. have relatively wide sidewalks separated from destrians and bicyclists) and that a “park once” the high-speed, high-volume vehicular traffic by a grass strips, other stretches have narrow environment should be created. Pedestrian Connections sidewalks with multiple obstructions, and other In general, the network of local streets is effec- areas have no sidewalk at all. Dr. Martin Luther There is significant pedestrian activity in South tive, but traffic circulation at and around the King Jr. Drive creates barriers for pedestrians Norwalk. Many roadways have sidewalks and railroad station is congested and inefficient. and cyclists alike. the existing pedestrian infrastructure is strong, Additionally, parking and pedestrian access to but the pedestrian network has critical gaps and

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 29 Pedestrian crossings are often lacking or in use patterns make bicycles a practical mode of parking, which causes bicyclists to lock their bi- need of repair. Many intersections have large transportation. Many streets in the Redevelop- cycles on parking meters and sign posts. Buses curb radii, creating exceptionally long cross- ment Area are suitable for bicycle travel. Bicycle owned and operated by the Norwalk Transit ing distances. Some intersections are lacking infrastructure, such as on-street bicycle lanes, District are equipped with bicycle racks. crosswalks and appropriate approaches to road- shared lane markings, and separated bike lanes, way crossings. Many crossings which were not is almost entirely missing, although bicycle While on-street bicycle infrastructure and ame- ADA-compliant have been corrected as has the routes have been extended to the South Nor- nities are lacking, there are opportunities for lighting on the railroad underpass on Monroe walk Railroad Station as part of improvements recreational bicycling. The Norwalk River Val- Street. Pedestrian safety has been mentioned as to Monroe Street. Public processes have identi- ley Trail runs just north of the Redevelopment a concern. fied and mapped bicycle routes; identification Area. While an excellent resource, use patterns as a bicycle route does not mean that there is and studies suggest it is primarily a recreational Some areas of South Norwalk already have an bicycle infrastructure in place, only that the area facility and not a substitute for on-street bicycle excellent pedestrian environment. These streets has significant bicycle activity. As with pedes- facilities and other improvements to the street include Washington Street between North trian connectivity, Dr. Martin Luther King Jr. network. Main Street and Water Street and North Main Drive creates a significant barrier for bicyclists. Street. Washington Street provides the best ex- Water ample with wide brick sidewalks, pedestrian- Bicycle parking is as important as bicycle lanes scale lighting, street trees, bump-outs, public and markings. The westbound railroad station South Norwalk is in the Second Taxing District. benches, and other pedestrian amenities such as has an indoor bicycle parking facility as well as South Norwalk Electric & Water provides mu- plantings, and trash cans. outdoor bicycle parking located near the main nicipal water service in the area. entrance; the eastbound station only has out- Bicycle Connections door bicycle racks near the entrance. Other than at the train station, there is very limited bicycle parking available. Commercial establishments South Norwalk’s traditional street grid pattern, such as restaurants and stores are lacking bicycle moderate-to-high intersection density, and land

30 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 2. Summary of Existing Conditions

Sewer requirements that include provisions such as no notes that “storm water runoff from a significant net loss of flood storage capacity and elevating portion of the TOD Redevelopment Area drain South Norwalk is serviced by sanitary sewer buildings and structures above the flood eleva- into Norwalk Harbor.” The NHMC further re- with gravity mains. The City’s sanitary sewer is tion level. quests that this plan provide for “requirements operated and maintained by the Norwalk Water or other provisions to reduce or mitigate runoff Pollution Control Authority. The preliminary The issues of stormwater and flood management pollution into Norwalk Harbor.” treatment equipment at the wastewater treat- are far larger than the Redevelopment Area and ment plant was recently replaced and upgraded. have the potential to have a tremendous impact Implementing sustainable and low impact de- on the entire east coast. It appears that planning velopment practices reduces the impact of flood studies have not yet addressed the issue of pe- events, reducing property damage and the need Stormwater and Flood Management riodic flooding throughout the Redevelopment for prolonged evacuations as well as improves Area. However, a study of the Washington Vil- an area’s overall resiliency. The City of Norwalk is responsible for the oper- lage Area, within South Norwalk, indicates that ation and maintenance of the city’s stormwater a major investment in infrastructure will be management system and for flood management. Utilities necessary to address floodplain concerns. The The Redevelopment Area includes stormwater region was impacted by Super Storm Sandy and pump stations. The entire Redevelopment Area is served by properties along Water Street and Day Street public utilities. South Norwalk is serviced by in South Norwalk suffered severe damage (See A significant portion of the Redevelopment sanitary sewer and water. Electrical, natural gas, Appendix 8.B Determination of Blighted Condi- Area is within the FEMA 100 Year Flood Zones; telephone, and cable/fiber optic services are also tions). Anecdotally, Water Street floods every these areas are subject to floodplain regulations available. Some redevelopment and public in- time there is a full moon and the tide is high. and periodic flooding. Climate change will im- frastructure projects that have been undertaken pact these areas as 10, 50, 100, and 500 year in the last several years have included utility The Norwalk Harbor Management Commis- storms and flood events are predicted to become improvements. A project to improve a portion sion (NHMC), in a letter to the Norwalk Re- more frequent. New development, or signifi- of West Avenue in the vicinity of Washington development Agency dated March 29, 2016, cant alternations, must comply with floodplain Village began in 2012. In preparation for the

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 31 types and scale of redevelopment and new development proposed in this plan, the utility infrastructure should be studied to identify any deficiencies that must be corrected to support increased demand.

High-Speed Internet

The ability to connect to the internet at a higher speed is critical to both established and emerging business types. While various service providers exist now, the Sate of Connecticut has proposed a project to establish open-access internet with speeds of one gigabit-per-second.

The CT Gig Project (http://www.osc.ct.gov/ gig/) has a number of partners, including the Cities of New Haven, Stamford, and West Hartford. The competitive advantage of having fast internet connections is an important component for attracting redevelopment; both the City and the Norwalk Redevelopment Agency should explore this initiative and what it could mean for businesses within the City.

32 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 3. LAND USE PLAN

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN The Land Use Plan defines the characteristics and purposes of the Redevelopment Area, and the recommended zoning changes (Appendix 8.D) to create the TOD District and establish Village District Zoning for the Lexington Avenue Neighborhood. The related design guidelines and design review process for both subareas (Section 5) reflects those purposes. A critical component of the land use plan is the ability to connect new development to the South Norwalk Rail Station to encourage pedestrian and bicycle access and support the goal of transit-oriented development.

Norwalk Redevelopment Agency to control the The regulations for the TOD District, includ- 3.1 Land Use Plan physical and visual experience of the Redevelop- ing zoning changes (Appendix 8.D) and design guidelines (Section 5 Design Guidelines) will al- The primary purpose of this Redevelopment ment Area, and public infrastructure improve- low a mix of uses and a set of dimensional stan- Plan is to support the transition from the ments that support safe multi-modal access to dards that are appropriate for Transit-Oriented current conditions to a walkable, mixed-use the South Norwalk Rail Station and the surrounding neighborhoods. Development (TOD) within a walkable dis- district, centered on the South Norwalk Rail tance from the South Norwalk rail station. The Station, and connected to the surrounding mix of uses are allowed both throughout the neighborhoods with safe access for pedestrians, 3.2 Zoning Changes district and on the individual sites. The original bicyclists, and motor vehicles. The preservation zoning for this district is a combination of the of existing affordable housing and the historic Washington Street Design District, the South context of both the TOD District and the Lex- TOD DISTRICT Norwalk Business District, the SoNo Station ington Avenue Neighborhood are critical to the Design District, the Industrial No. 1 District, The recommended zoning changes in Appendix overall strength of the Redevelopment Area. and the Neighborhood Business District. The 8.D Proposed Zoning Changes establish a new South Norwalk Design District and the SoNo zoning district within the Redevelopment Area The vision for fulfilling this purpose includes Station Design District will no longer exist once that replaces the existing zoning districts. The a series of cohesive infill projects supported by the zoning changes outlined in Appendix 8.D purpose of creating this new district is to im- improved streetscape and circulation networks are adopted. The regulations for the TOD Dis- plement the recommendations from the TOD trict are, in general, based on the existing zoning to create more continuous and higher quality Strategy relative to new development and public with particular reference to recent changes in environment for a mix of residential and com- infrastructure improvements, to encourage a the Industrial No. 1 District that reflect TOD- mercial uses, as described in the TOD Strategy. mix of uses around the South Norwalk Railroad related recommendations. Workforce housing Station that would benefit from a location near and signage regulations reflect current regula- The three critical components that support this the rail line, and to reinforce an identity as a tions in the Washington Street Design District. land use plan are the changes to current zon- walkable district with both residential and com- ing that allow the mix of uses necessary to sup- mercial uses. port the vision, design guidelines that allow the

34 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 3. Land Use Plan TOD Redevelopment Area

North Main St TOD District Boundary Webster Street Block includes a higher TOD District Parcels as-of-right height limit for the core of Lexington Avenue Neighborhood the block and lower height limits at the

Washington St Lexington Avenue Parcels periphery.

Washington St South Norwalk Metro-North Unified zoning and design guidelines for * Railroad Station TOD District to encourage appropriate

Madison St Haviland St Madison St mixed-use infill development and protect historic building context and availability Elizabeth St of affordable housing.

Monroe St Hanford Place Higher residential density should

State St be within 1/4 mile of the South

Railroad R-O-W Dr. Martin Luther King Jr. Drive * Norwalk Rail Station. * Raymond St

Spring St Henry St Henry St Franklin St Franklin

Day St Lower height limits requires new infill

Water St Water development to reflect the existing Mulvoy St South Main St

Old Railroad R-O-W Concord St context of lower-density residential.

Chestnut St Woodward Ave

Ely Ave

Merritt Pl St Day Subarea C: Neighborhood retail and Merritt St

Larsen St Lexington Ave Lexington

Lubrano Pl Lubrano services that support the existing Burritt Ave Burritt Ave

Olean St residential Lexington Avenue Neigh-

Laura St borhood. Snowden St

Kossuth St Kossuth Belle Ave

Austin St Cardinal Pl Subarea B: Higher residential density Hemlock Place in exchange for preservation of existing Papp St

Hemlock Place historic buildings.

Ely Ave Dr. Martin Luther King Jr. Drive

Lexington Ave Subarea A: Preserve and protect existing residential neighborhood from Knapp St Knapp St inappropriate development. Taft St

Oxford St Oxford SPRINGWOOD-WHISTLEVILLE Moscariello Pl Moscariello Pl VILLAGE DISTRICT ZONING AND Terry Lane Terry Tito Ct Meadow St Ext. DESIGN GUIDELINES 770 385 0 770 Feet Figure 2: Land Use Plan Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, . USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 35 LEXINGTON AVENUE These Design Guidelines identify specific im- NEIGHBORHOOD provements that are associated with the benefits of Transit-Oriented Development, in the case The Lexington Avenue Neighborhood is pri- of the TOD District, and with the preserva- marily residential with some neighborhood tion and rehabilitation of historic structures, commercial uses. Village District zoning would in the case of the Lexington Avenue Neighbor- help to preserve and protect the historic char- hood. The use of these Design Guidelines will acter of this neighborhood, as proposed by the contribute to the redevelopment and economic Springwood-Whistleville /Lexington Avenue revitalization of the Redevelopment Area. Historic Preservation Strategy (2015). Design guidelines for this neighborhood are included WEBSTER STREET BLOCK in this Redevelopment Plan and require new development or substantial rehabilitation to be The Webster Block may have specific require- compatible with the existing historic context. ments for zoning and design guidelines that may be different from those of the rest of the DESIGN GUIDELINES Redevelopment Area. These potential differences should be addressed during the approval The Design Guidelines included in Section 5 process for this plan. Design Guidelines of this Redevelopment Plan are to be followed by developers, property owners, architects, landscape architects, and others working with the City when advancing new projects in the Redevelopment Area and will be used by the Norwalk Redevelopment Agency in the process of project review and approval.

36 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 3. Land Use Plan

ment to the South Norwalk Rail Station. Spe- large parking areas or structures. This ap- 3.3 Multi-Modal Circulation cific recommendations include the following: proach recreates the highly desirable qualities of historic, traditional urban neighborhoods and Neighborhood • EAST/WEST CORRIDOR – The land along and adds value to nearby sites. Infill develop- Connections Monroe/Street Hanford Place is a key corri- ment provides a continuous street of activity dor for redevelopment of housing and other that encourages pedestrians to walk between Norwalk’s ability to leverage the economic ad- uses. Revitalized empty or underutilized neighborhoods and the Rail Station. vantages of the South Norwalk Rail Station parcels would create a strong pedestrian depends upon a network of connections that link to the Station. An improved corridor are safe, clear and convenient for all modes of will help connect development in the TOD users. A safe network of sidewalks and paths to the Rail Station, South Main Street, and – one that is in good condition, properly lit, the waterfront. and is unbroken – is critical to the success of a • LINKS TO NEIGHBORING AREAS – Excellent walkable district. Other considerations include pedestrian corridors will connect existing bicycle and bus access between the neighbor- neighborhoods and new development to hoods and the Rail Station and the methods to each other and to the Rail Station. accommodate all users in the circulation system • KEEPING NEIGHBORHOOD-SCALED around the Rail Station. STREETS – Streets that are pedestrian- friendly and contribute to redevelopment, The TOD Strategy recommended improved need to operate smoothly for traffic and pro- streetscape and circulation networks in combi- vide intersections, crosswalks and on-street nation with infill projects to create a pedestrian- parking that support neighborhood uses. focused environment along the major streets in • FILLING IN THE BLANKS – The vision rec- the TOD District. These improved networks ognizes the importance of rehabilitation, will connect the existing and future develop- reinvestment and/or new development that fills in the blank street edges and conceals

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 37 38 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 4. IMPLEMENTATION STRATEGY

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 4.1 Goals and Strategies

1. NEIGHBORHOODS Goal Strategies Locate active retail, commercial and civic uses where they will be successful and contribute to the 1. pedestrian environment. Create inviting and active open space as part of the street network to provide regular occurrences of 2. The neighborhoods around the Rail Station visual relief and opportunities for community interaction. should be composed of a continuous and 3. Expand the role of the Rail Station as a community resource and a place for social connections. coherent pattern of pedestrian friendly and Extend neighborhood connections along key corridors to the Rail Station, featuring active uses and inviting streets, sidewalks and paths that 4. line and connect blocks with complete and sidewalks that encourage community interaction. compatible development and land uses that 5. Protect and preserve existing affordable housing. create a cohesive and attractive environment in Engage the South Norwalk artist community to create interesting and attractive public spaces that which to live, work, shop, visit and enjoy. 6. foster positive community interaction. 7. Fill empty lots and underutilized spaces with appropriate uses. 8. Connect neighborhoods to the Waterfront as an attraction for visitors and amenity for residents.

2. ECONOMIC DEVELOPMENT Goal Strategies Provide a balance of retail uses and services that reinforce the neighborhoods as great, convenient 1. Invite and support development as a places to live and work. combination of new buildings and renovations 2. Support development that offers jobs for people who can walk or bicycle to work. that create a long-term, sustainable mixed- Support commercial development that can take advantage of the proximity to the transit hub to 3. use pattern that contains a balanced quantity reduce vehicle trips and gain competitive advantages. of housing, commercial, retail, civic, and Provide and support additional housing to expand the range of choices in terms of housing types and institutional uses, while protecting existing 4. residents from displacement by adding housing affordability. Affordable housing should be designed to look like market-rate housing. appropriate for a range of income levels. 5. Ensure that development efforts are accompanied by public outreach and neighborhood involvement. 6. Support development that does not displace neighborhood residents or businesses.

40 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 4. Implementation Strategy

3. URBAN DESIGN CHARACTER AND QUALITIES

Goal Strategies

Ensure that retail corridors are lined with active, attractive uses and façades that reinforce the 1. businesses located there. Create a variety of different neighborhood environments with different scale and use patterns, ranging 2. from low-scale residentially oriented areas, to active, multiple use concentrations that draw activity along the streets and sidewalks. 3. Protect and enhance valued historic structures through adaptive reuse and historic preservation. Shape the fabric of buildings, spaces, streets, Retain the traditional composition along blocks and streets where historic or traditional components and places to create distinctive and complete 4. remain substantially intact. urban neighborhoods that contain diverse but well-connected components. Where traditional patterns no longer exist, provide compositions that are reminiscent of the past to the 5. extent that they create an emphasis on street frontage and street-facing orientation of buildings, and create a breakdown of horizontal and vertical components to create a variety of scales. Focus circulation patterns along public rights-of-way or convenient and visible public easements 6. through the siting of buildings, streets and paths. Diminish or remove the visual impact of parking from public vantage points, except for on-street 7. parking.

4. DIVERSITY Goal Strategies Create pro-active tools and programs to preserve and encourage diversity through supporting and 1. retaining affordable housing for existing residents and cultural groups for whom South Norwalk has been a home. Encourage and maintain a diverse Promote and support multi-cultural businesses and institutions that are inherent components of 2. neighborhood that provides housing, diverse neighborhoods. employment, shops, services, and restaurants 3. Expand the range of market-rate housing and types of units. that attract and support a wide range of cultures and incomes. 4. Provide an excellent living and neighborhood setting for all types of households and population types. Retain a mixture of uses and building types to maintain and enhance the existing balance of diverse 5. businesses, and people in South Norwalk. 6. Protect existing residents from displacement due to gentrification.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 41 5. CIRCULATION AND TRANSPORTATION Goal Strategies 1. Provide adequate parking for each use within the district through shared parking. 2. Expand on-street parking as a practical resource for neighborhood uses. 3. Provide a continuous, safe, well-lit active network of sidewalks and pedestrian paths. Create intersection and corridor designs and operational improvements to balance vehicular, 4. pedestrian and bicycle circulation patterns so that every mode is safely and conveniently served. Provide the neighborhoods and Rail Station with well-defined, safe routes, which connect with 5. regional commuter and recreational bicycle networks. 6. Provide for bicycle facilities in locations that support short term, and overnight storage. Avoid traffic congestion and speeds that negatively affect the desirability of living or working in the 7. Enhance pedestrian and bicycle connectivity, area. while channeling and enabling vehicle Improve vehicular traffic circulation in the areas surrounding the Rail Station and the connections to circulation to be consistent with neighborhood 8. regional systems. quality and supporting the economic Improve access and efficiency to and between multiple modes of transportation including pedestrian development goals for appropriate locations 9. within the neighborhood. networks, bicycle networks, public bus and rail lines, taxi cabs, and private automobiles. 10. Manage parking resources to eliminate future commuter parking outside of designated lots. 11. Remove pedestrian barriers due to physical design, land use patterns, or other issues. 12. Reduce or remove the impact of parking lots on the neighborhood. Improve pedestrian and vehicular wayfinding signage in the neighborhoods surrounding the Rail 13. Station. Improve pedestrian accessibility to the Rail Station, through improved lighting and signage, and by 14. reducing the grade approaching the station from the east. Provide connections so that anyone can comfortably reach any destination from any other location 15. within the area by foot or on bicycle.

42 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 4. Implementation Strategy

6. CIRCULATION AND RAIL STATION LINKS Goal Strategies 1. Bring curb ramps up to current ADA standards. 2. Install a sidewalk on the west side of Martin Luther King, Jr. Drive. 3. Install sidewalks in the eastbound Rail Station area. 4. Develop streetscape improvement standards. Design with 5. Rebuild sidewalk and streetscape amenities on Monroe Street. the pedestrian 6. Improve the quality of the sidewalk and streetscape network along Henry Street. as the end- user 7. Continue to work with SoNo Gardens to maintain and improve pedestrian access between Washington Street and the Rail Station. 8. Stripe Crosswalks across all approaches to intersections. 9. Develop a long-term plan for conversion of the abandoned railroad right-of-way to a shared-use path. 10. Rebuild staircases connecting the Golden Hill Neighborhood to South Norwalk and improve pedestrian crossings at those locations. 11. Ensure timely completion of State Project 102-337 to improve pedestrian crossing at the intersection of Water Street at Washington Street. 1. Incorporate multimodal performance measures in evaluation of public and private projects. 2. Provide real-time information for WHEELS buses. 3. Provide an option to pre-purchase WHEELS tickets at the Rail Station. Improve 4. Improve the headway for WHEELS Route 10. the quality 5. Create a local urban spine circulator to support WHEELS service to connect transit to adjacent neighborhoods. of the user experience 6. Reconfigure Route 10 to create two stops at the Rail Station. 7. Provide route mapping and scheduling information at all bus stops in South Norwalk. 8. Direct automobile traffic to Martin Luther King, Jr. Drive. 9. Create an on-street bicycle network in South Norwalk. Create a 1. Create and maintain well lit corridors along streets linking parking facilities to the Rail Station. “Park Once” environment 2. Reduce parking prices at underutilized parking areas. 1. Redesign the Eastbound Rail Station to improve access and circulation in the short-to-medium term. 2. Construct concrete sidewalks on both sides of the driveway to the Eastbound Rail Station. Improve station access 3. Install crosswalks at all pedestrian crossings at the Eastbound Rail Station. on the east 4. Create separated pick-up/drop-off areas for buses, private vehicles, and taxis. side for all 5. Reconfigure the driveway so that all taxis and private vehicles exit the Eastbound Rail Station via Monroe Street. modes 6. Reconfigure the surface parking lot to separate exiting private vehicles from exiting buses. 7. Redesign the Eastbound Rail Station as part of a public/private long term redevelopment effort. FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 43 7. COMMUNITY SECURITY AND SAFETY Goal Strategies 1. Ensure all sidewalks and pedestrian paths are well-lit, safe and maintained. Increase police access and visibility such as emergency call boxes, neighborhood satellite store-front The neighborhoods around the Rail Station 2. should be safe and secure environments for offices, or increased patrols. residents, commuters, business owners and 3. Ensure that retail corridors are lined with active, attractive uses, with various hours of operation. visitors. Locate open space in areas of existing high activity and develop programs and activities to ensure their 4. continuous use and connection with the community.

44 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. DESIGN GUIDELINES

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN The Norwalk Redevelopment Agency has the authority to review the design of any project proposed within the Redevel- opment Area. The following sections provide the process for review of all development plans within the Redevelopment Area, and the specific design guidelines fir both the TOD District and the Lexington Avenue Neighborhood.

Review procedures of the Agency shall be such These Design Guidelines have three subcatego- 5.1 Development Plan Review that there is a continuing review of the redevel- ries: oper’s proposals at various stages of the design The Norwalk Redevelopment Agency shall • DESIGN PRINCIPLES – The design principles process. The process shall be such as to preclude review for approval or disapproval all develop- for each subarea reflect the respective goals the possibility that a redeveloper might devote ment plans for new construction and building for that subarea and serve as the basis for the considerable time and cost to a plan only to find rehabilitation within the Redevelopment Area Compliance Alternative. that it is completely unacceptable to the Agency. to determine compatibility with the appropriate • DESIGN GUIDELINES – More specific rules Design Guidelines. These plans must include that apply to the site, building, signage, light- The site plan and exterior design of all buildings proposed use, site plan, exterior design of all ing and other elements of new construction, and development proposed for the project area buildings, architectural treatment, landscap- additions, renovations or rehabilitation. This shall be subject to final approval of the Norwalk ing, design of all signs, and other items subject Redevelopment Plan includes guidelines Redevelopment Agency. to Design Review. In such review, the Agency for public infrastructure projects within the may draw upon technical assistance as it deems Redevelopment Area. necessary, Plans or any portion of plans may be 5.1.1 APPLICABILITY • COMPLIANCE ALTERNATIVE – This is appli- rejected for noncompliance with Section 3 Land cable only in the Lexington Avenue Village The Design Guidelines are to be followed by Use Plan and Section 5 Design Guidelines in this District. The Compliance Alternative allows developers, property owners, architects, land- Redevelopment Plan. the Norwalk Redevelopment Agency and scape architects, and others working with the the Applicant to agree on a solution that It is the responsibility of any owner of property City when advancing new projects in either the meets the general design principle but not within Redevelopment Area to comply of all re- TOD District (Section 5.4) or the Lexington the specific design guideline if both agree it is a better solution. The details are provided quirements under this Redevelopment Plan for Avenue Neighborhood (Section 5.5) and will be in Section 5.5 Design Guidelines for the any project within the Redevelopment Area. used by the Norwalk Redevelopment Agency in the process of project review and approval. Lexington Avenue Village District. •

46 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

5.1.2 RELATIONSHIP TO OTHER CODES AND REGULATIONS

All projects, new construction as well as rehabilitation, must also be in compliance with all applicable codes and ordinances. These include, but are not limited to: Norwalk Housing Code, Connecticut Building Code, Norwalk Electri- cal Code, Norwalk Plumbing Code, Norwalk Fire Prevention Code, Norwalk Building Zon- ing Regulations, Norwalk Building Ordinance, Norwalk Conservation and Development policies, Coastal and Environmental Requirements, other applicable Norwalk Design Guidelines, the Fair Housing Act, and ADA Accessibility Guidelines and Standards.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 47 5.2 Organization of the Design Principles and Guidelines

These Design Guidelines describe and illustrate the essential characteristics required to improve the TOD District and the Lexington Avenue Neighborhood to a level and quality that is consistent with the City’s vision for its future, to ensure that Norwalk derives maximum benefit from this redevelopment, and to guide positive changes that are of an appropriate scale and complementary character to the district.

The Design Guidelines for development and the public infrastructure within the TOD District are provided in the following sections:

• 5.3 Design Principles for the TOD District • 5.4 Design Guidelines for the TOD District • 5.5 Design Guidelines for the Lexington Avenue Village District • 5.6 Public Infrastructure Design Guidelines

A Glossary of Terms is provided in Section 5.7.

48 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

• Every improvement should be understood at critical intersections that provide direct 5.3 Design Principles for the and implemented as a strategic and incre- connections to the Rail Station. TOD District mental process of strengthening the sur- • Non-vehicular connections from the surrounding neighborhoods and their connec- rounding neighborhoods to the Rail Station The following Design Principles have been tions to the waterfront to create a vibrant, should be improved and further developed to established to direct and encourage improve- safe and walkable core centered on the Rail encourage convenient use of transit without Station. ments and development within walking dis- the need for parking. tance of the Rail Station and to strengthen the • The immediate surroundings should be TOD District as a livable, walkable urban en- built-up to eliminate voids in functionality 3. Create a Walkable District and activity in the district, and to provide vironment that supports a thriving residential, improved pedestrian and bicycle corridors worker, and visitor population. These principles • Improvements to the pedestrian connectiv- and connections between South Norwalk ity, open space network, and streetscape apply throughout the TOD District. neighborhoods and the Rail Station. environments should create a district that is viable as a “park once” destination. 1. Anchor the Core of the District 2. Strengthen Connectivity to the Rail • Enhancements to pedestrian and bicycle Station access and connectivity should reduce the • The Rail Station and transit hub are at the need for additional parking. center of this area and the district around the • The TOD District should be transformed • The Rail Station, other district amenities, train station is the anchor for a larger area of into a district that is pedestrian, bicycle, and and primary driving routes should be con- South Norwalk. vehicle friendly, with strong connections be- nected to parking supplies with clear way- • The TOD District should be composed of a tween the Rail Station and the surrounding finding and directional signage. continuous coherent pattern of pedestrian- neighborhoods. • Shared parking strategies that encourage friendly, inviting streets, sidewalks, and paths • Each new project or improvement should the shared use of parking supplies should be that line and connect blocks with complete incrementally improve the pedestrian and considered wherever possible in the district. and compatible development and land uses bicycle network, thoughtfully integrate • Commuter parking near the Rail Station that create an attractive environment in vehicular circulation and parking require- should be increased and commuter-related which to live, work, shop and visit. ments, and enhance pedestrian crossings

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 49 traffic should be directed onto Martin Luther rutilized parcels and to reinforce positive • The strategic placement and orientation King, Jr. Drive and away from neighborhood patterns within the district; for example, re- of new buildings in the district should streets. inforcing the existing traditional street grid. strengthen the perception of an active and • Improved pedestrian connections should • Development in the area should be a combi- vital place and enhance the visual continuity include continuous and uninterrupted side- nation of new buildings and renovations that of the built environment while eliminating walks, well-marked and safe pedestrian cross- create a long-term, sustainable, mixed-use or minimizing disruptive features such as ing, adequate and comfortable streetscaping pattern that contains a balance of housing, vacant lots and large parking lots. with lighting and trees, and the strategic commercial, retail, civic, and institutional • New development and improvements should placement of benches, trash receptacles, and uses, while protecting existing residents from shape the fabric of buildings, spaces, streets, other amenities. displacement. and places to create distinctive and complete • A strategic approach to bicycle network • Development should focus on moderately urban neighborhoods that contain diverse improvements should be applied for improv- scaled infill at key sites relatively close to the and well-connected components. ing the safety of bicycle use throughout the Rail Station. district and should focus upon the principal • Housing opportunities in the district should 6. Activate Open Space and Streets as streets that are identified important elements be expanded and should promote a mixed- Positive Public Spaces of the bicycle network. income, diverse neighborhood that provides a high quality of life for everyone through • Public open space and streets should be re- 4. Encourage Context-Sensitive district amenities and a balance with a mix inforced as active and positive amenities in of other uses. the district and used to ensure the neighbor- Development hoods around the Rail Station are safe and • All new development within the TOD 5. Define Street Edges and Public secure environments for all. District should be sensitive to the existing • Buildings should be used to frame open South Norwalk context by enhancing and Spaces space and streets, provide activity at the building upon existing patterns of develop- • New development should define street edges ground floor and windows that face onto ment and use. and public spaces, reinforcing comfortable streets and open spaces. • New development should be viewed as an and attractive places for pedestrians. • Landscape elements should be used to pro- opportunity to improve and infill unde- vide points of interest and visual focus, areas

50 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

of shade and rest for pedestrians, and visual 5.4.2 SITE IMPROVEMENT buffers from service areas or parking lots. 5.4 Design Guidelines for the GUIDELINES • Pedestrian paths should be used to enhance TOD District activity in open spaces and provide convenient access for desirable pedestrian routes. These design guidelines are applicable to all 1. Site Composition • Streetscapes and sidewalks should be im- projects within the proposed TOD District. proved as public pedestrian spaces and Special guidelines for parcels within the flood A) MIXED-USE ENVIRONMENT: The site layout important links between the larger open plains and for those bordering water are in- should reflect the context of South Norwalk, spaces of the area. cluded. which contains a mix of residential, commer- • New development and improvements should cial, and industrial uses. Buildings and site ensure adequate lighting levels for safety and 5.4.1 PURPOSE features should be clustered in order to allow active use at night. site and public amenities such as plazas, seating The TOD District allows a mix of uses centered areas, fountains, landscaping, or other features. on the Rail Station, which is the focus of the Redevelopment Area. Design Guidelines for B) REDUCE IMPACT OF PARKING: Site layout this area will encourage a pedestrian-oriented, should be designed to minimize the visibility mixed-use district with pedestrian and bicycle and impact of parking, service and utility-ori- connections between the Rail Station and the ented functions of the property. surrounding neighborhoods. Building and Site Design Guidelines encourage the preservation 2. Building Orientation of historic buildings, require that new develop- Buildings should be sited to organize development be consistent with the existing context, ment on the land, reinforce a sense of commu- and encourage site and landscape treatments nity, frame open space, and conceal parking, that promote walkable environments. service and loading areas.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 51 A) BUILDING ORIENTATION TO THE STREET: velopment opportunity. Thoughtful attention Primary building façades should be oriented to should be paid to anticipating potential future public street frontages and/or open spaces. development that could change the context of a building façade to enhance adjacent relation- B) ENTRY ORIENTATION TO THE STREET: The ships and avoid awkward building orientations. front façades and primary pedestrian entries to a building should face the public street that pro- 3. Site Access vides primary access to the property. Site access should provide clear and legible C) RESPECT PATTERNS OF CONTEXT: Building routes for all modes of transportation (pedes- setbacks should be consistent with the zoning trians, bicycles, vehicles and transit) to connect Figure 5.4.2.2 Building (A) and Entry (B) Orientation requirements and consider the pattern of build- to the site and to enter internal site circulation to the Street ings on adjacent parcels. A setback distance systems. similar to neighboring buildings reinforces a rhythm and pattern of the district. Front setback distances should be minimized to encour- A) MINIMIZE SITE ACCESS: The number and age a relationship between the building and the width of vehicular access points into and out of primary street frontage. the site should be minimized. Pedestrian crossings should be marked and differentiated with D) MULTIPLE PRIMARY FAÇADES: For buildings variations in paving materials (for example by with multiple frontage orientations, design for using stamped concrete or asphalt). all views and façades should be considered with multiple primary façades and building entries. B) CONNECT TO PUBLIC FRONTAGES: Invit- ing and efficient sidewalks should be provided E) ANTICIPATE FUTURE IMPROVEMENT: Build- along any and all street frontages at the site pe- ing design and orientation should anticipate Figure 5.4.2.2(D) Multiple Primary Façades that abutting vacant land may be a future de-

52 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

rimeter. Additionally, sidewalk paths should be B) BUILDING ENTRY LANDSCAPE: Landscape at heavier loading/truck traffic is anticipated, load- provided linking public frontage street(s) to all the building entry should be designed to pro- ing routes should be separated from the regular building entries. vide a buffer between the building entry and travel routes used by customer and employee the roadway. The landscape should be used as vehicles. C) CONNECT TO ADJOINING PROPERTIES: To a transition from a pedestrian entry area to the encourage pedestrian access between properties roadway to enhance safety. 5. Parking pedestrian pathways should be provided between buildings on adjacent parcels. C) EFFICIENT SITE AND PARKING CIRCULA- The placement of parking should be convenient TION: Adjoining parking areas should share ac- to the building entries, but not at the expense of 4. Internal Site Circulation cess drives whenever possible. A well-organized the pedestrian safety, attractiveness, and aesthet- Circulation internal to the site should provide system of drives should be used to shorten pe- ics of the property. Parking should be integrated clear and legible routes for all modes of trans- destrian crossing areas, reduce the amount of with other site amenities that support a sense of portation to connect to the public way, building paved area, limit gaps between development place and community entries, and other site components. frontages, and ensure a more efficient flow of traffic. A) PARKING LOCATION AND ORIENTATION: A) BALANCE PEDESTRIAN SAFETY: Internal site D) BICYCLE CIRCULATION AND CONNECTIONS: Parking should be located to the rear and side vehicular circulation routes should have narrow Access and circulation for bicycles on site should of buildings with respect to the front or any side travel lanes and small turning radii to reduce be considered for safety and amenity with pro- street. Where a parcel is located at the corner vehicular traveling speeds and reinforce a safe vision for places to lock bicycles near building of two streets, parking should be located at the pedestrian environment. At pedestrian cross- entries. rear or at the internal side (not the street side). ings and intersections a further reduction of the Where located to the side of buildings, parking travel lane width enhances the pedestrian envi- E) LOADING AND SERVICE CIRCULATION: Load- areas should be set back from the street by at ronment and shortens crossing distance. This is ing and service areas should be located at the least the same distance as the building. Parking referred to as a curb extension or neckdown at side or rear of buildings, and away from view should never be placed within the front yard the intersection. of public streets. For larger buildings or where zoning setback.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 53 B) PARKING SCREENING: Parking areas are en- can be integrated into the site as focal points. couraged to be at the side or rear of buildings Parking structures should include strategies for to reinforce the pedestrian environment. Where collecting and managing stormwater runoff on- pre-existing parking areas are exist within the site. front setback, relative to the street, they should be screened with low landscaped berms, land- 6. Open Space scape beds, and/or low fences or stone walls; and softened with additional planting internal Larger scale residential or mixed-use develop- to the parking area. ment projects have a unique opportunity to provide open space integrated with the overall C) INTEGRATED PARKING LANDSCAPE: Large site plan design. Several characteristics of this Figure 5.4.2.5(A) Parking Location and Orientation parking areas should be broken into smaller type of open space are important to the char- areas by means of landscaped islands contain- acter and quality of the residential community. ing low plantings and trees. Such islands should be placed at regular intervals across the parking A) PUBLIC AND PRIVATE SPACE: In a residential lot to reduce the visual impact of the parking community creating clear and distinct bound- area and to reinforce a more pleasant pedestrian aries between public space and private space environment. Landscaped islands should also are very important. This can be accomplished be integrated with pedestrian circulation and through the configuration of buildings, paths, crossing routes through parking areas. fences, and landscape. D) STORMWATER MANAGEMENT: Surface B) SHARED OPEN SPACE: In the context of the parking areas should include LID (low impact residential development, shared open space, is development) techniques for managing on-site open space that is shared by the residential com- stormwater including bioswales, rain gardens, munity. It is a common resource shared among Figure 5.4.2.5(C) Integrated Parking Landscape filter ships, porous paving, etc. Such features

54 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

residential units of the development, but is not 7. Landscape C) SCALE OF LANDSCAPE: Selection of plant- considered a public open space. A shared open ings and maturity of plantings should be care- space area should be provided. Depending on Parcels should include a hierarchy of landscape fully considered relative to the overall scale of the scale and use of the open space, this area that contributes to the overall site design and development. The scale of the installed land- could include natural park areas, small pedes- integrates with adjacent properties. The hier- scape should be directly tied to the overall scale trian plazas, playgrounds, community gardens, archy of landscape treatments should include of the development and buildings. New plant- outdoor seating, landscaping, and other ameni- entry and gateway, building and building entry, ings should be selected for reasonable maturity ties. street, feature, and landscape buffers. The spe- at the time of installation to achieve a more full cies of plantings should be drought tolerant, appearance quickly. C) PRIVATE OPEN SPACE: In addition to shared native or adapted to the New England climate, open space, private open space may also be pro- D) BUILDING LANDSCAPE: Building landscape and non-invasive. vided in a residential development. It would should be used to integrate the buildings into be dedicated for use by a single unit with clear the overall site plan, soften building edges, and A) ENTRY AND GATEWAY LANDSCAPE: boundaries and potentially associated with Entry enhance public sidewalks, building entries, ownership, leases or deed restrictions. and gateway landscape should be used to define and plaza areas. Foundation plantings, planter site access and reinforce a sense of arrival and beds, window planters, and sidewalk street trees D) PUBLIC OPEN SPACE: Different from a layout of circulation on the site. and shrubs are all appropriate for this purpose. shared open space, public open space would be B) GENERAL SITE LANDSCAPE: Landscape may be used to mitigate or screen available for community use beyond the resi- The layout of less desirable portion or features of a building dential development. primary or secondary vehicular or pedestrian circulation should be reinforced with a con- façade. Trees should provide protection against E) OPEN SPACE CONNECTIONS: Development sistent landscape treatment that contributes to solar gain. open spaces should also link to existing or site wayfinding. All portions of a site will not E) FEATURE LANDSCAPE: The landscape should proposed trails or pathways in and around the or should not be landscaped, but the landscape be used to reinforce the importance of locations property, creating a network of connected open should be used to reinforce the character, circu- that are significant in the overall site design or spaces and walking routes. lation, and features of the site. near natural site features or amenities. Examples

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 55 include incorporating rock outcroppings found should contribute to the character of the street and considered for views of them from adjacent on site into landscape treatments or defining and reinforce a consistent street frontage that is properties. and enhancing views from the public street integrated with the character, type and spacing to the waterfront. An additional number of of adjacent landscape improvements. 8. Site Amenities plantings, unique composition or variation in Site amenities should enhance activity and serve I) FUNCTIONAL FEATURES AND MATERIALS: planting species, or plant species with special a function near site and building entries and The materials used for functional features, such seasonal variation should be used to reinforce serve to enhance the pedestrian experience. Site as retaining walls, drainage structures or other site features. amenities should include benches, trash and re- required site elements, should be integrated cycling receptacles, bike racks, and other com- F) LANDSCAPE BUFFERS: Landscape buffers with the overall site design and material palette. ponents appropriate to the use and scale of the and wooden fencing should be used to con- For example, a functional retaining wall should development. ceal dumpsters, recycling areas, staging areas, include stone facing to match stone walls on the utilities and other outdoor equipment or service site. uses from pedestrian views. A) LOCATION OF AMENITIES: The amenities J) INTEGRATE FUNCTIONAL FEATURES INTO should be located in high activity areas that are G) LANDSCAPE BUFFERS AT PROPERTY LINES: LANDSCAPE: Stormwater retention areas most likely to receive use. For example, places to Where a commercially-zoned property abuts a should be provided, integrated with the site sit should be provided where people are waiting residentially-zoned or used property, a variety landscape, and treated as a naturalized environ- or congregating as part of the use of the build- of landscape buffering elements and screening ment and site feature that is sustainable from ing and site. fencing should be provided along the adjoin- a plant material and maintenance perspective. ing yard(s). Landscape buffers should be at least Retaining walls, fencing, guardrails, and other B) OPEN SPACE AMENITIES: If an open space is three-season and of lushly-planted vegetation utilitarian or screening features should be in- provided, it should be located in a prominent averaging four to five feet tall. tegrated with the overall landscape design and location adjacent to the building, and near a designed to contribute to the overall site charac- primary building entry that will bring pedestri- H) LANDSCAPE AT STREET FRONTAGES: ter. Functional site features should be designed an activity to the space. The open space should Landscape for the site frontages on public ways include outdoor seating, pedestrian-scaled

56 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

lighting, and landscape treatments, including in excess of requirements. Downward-directed, should be used when not lighting a vehicular both sunny and shady areas. Outdoor seating lighting consistent with the recommendations area. Light fixtures of varying height should be areas are encouraged. of the International Dark-Sky Association of a compatible design and cohesive lighting (IDA) is preferred to minimize excess glare and fixture palette. C) DESIGN OF AMENITIES: The character and spillage. The IDA has a Fixture Seal of Approval design of the site amenities selected should be for light fixtures and components that meet 5.4.3 ARCHITECTURAL GUIDELINES consistent with the overall character of the site their recommendations. and building design. The following guidelines outline the architec- B) INTEGRATE LIGHTING FIXTURES WITH DE- tural design elements that should be viewed as D) INTEGRATION OF AMENITIES: Site amenities SIGN: Lighting fixtures should be selected to a baseline for well-designed architecture in the should be integrated with the site design to al- contribute to the overall character of the build- TOD District. low appropriate clearances, space, and circula- ing and site, consistent with the overall design tion around them to allow busy areas to func- and sense of place. tion appropriately. 1. Building Massing C) MULTIPLE LAYERS OF SITE LIGHTING: Site 9. Site Lighting lighting should perform multiple functions on The building massing should be designed to multiple areas on the site for multiple users. A reduce the overall perceived scale and provide Site lighting is intended to provide for pedestri- site lighting approach should be designed for simple and evocative forms that reinforce both an safety in areas with evening activity, particu- vehicles, pedestrians, building entry areas and a sense of a human-scaled environment. larly near site and building entries and across site features. Each of these multiple areas should parking lots, and to provide a minimum level of be designed in coordination and to complement A) STRENGTHEN PROMINENCE OF BUILDING lighting for nighttime safety. the overall character of the site. Lighting should ENTRY: Building massing should reinforce the be used to highlight key areas and attractive purpose and readability of the building. For ex- A) MINIMIZE EXCESS LIGHTING: Site lighting features of the site design. Lighting heights ample, building massing should emphasize and should comply with minimum lighting require- and poles should be scaled appropriate to the highlight the location of the primary building ments and standards, but not provide lighting use;pedestrian height lighting and light bollards entrance.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 57 B) VISUALLY REDUCE LARGER BUILDING E) INTEGRATE HISTORIC STRUCTURES: Exist- SCALE: Large building masses should be bro- ing historic structures should be integrated into ken down through variations in roof lines, bays, any new development plan. New buildings and setbacks, upper-level stepbacks, horizontal or additions should complement and reflect the vertical articulation, or other types of architec- structure and style of any existing older structural detailing as described in Façade Composi- tures. Historic structures should be considered tion and Components. Overall building form for restoration, sensitive rehabilitation, preser- should be appropriate to the scale of the build- vation or adaptive reuse as may be appropriate ing and not become overly complicated. to the historic structure and nature of its reuse. Refer to the Secretary of the Interior’s Standards C) SIMPLIFY SMALLER BUILDINGS: Smaller for Rehabilitation. building masses should remain simple and not overly complicated. 2. Façade Composition and Figure 5.4.3.1(B) Visually Reduce Larger Building D) REINFORCE CORNERS AND GATEWAYS: Components Scale Sites located at a prominent corner, intersection, or recognized gateway should have build- Composition of building façades should include ing features and orientation that recognize architectural features and building components the corner or gateway and respond to it with that reduce the scale of large building masses, a suitable building form. Examples of promi- reinforce the character of the building, and pro- nent building features include tower or cupola vide detail and articulation of the overall build- elements, corner detailing, additional building ing, particularly in areas with pedestrian traffic. height, or other building forms that provide a visual anchor. A) EMPHASIZE FAÇADE RHYTHM AND PAT- TERNS: A building façade should be broken into vertical and horizontal parts that reinforce

58 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

a rhythm and pattern. Vertically, a building E) USE HUMAN-SCALED FAÇADE FEATURES: should be seen to have a base, middle and top. Awnings, canopies or other elements that break- Horizontally, the building should be broken down the overall scale of the building façade down into sections that correspond to and in- and provide protection and visual interest at dicate bays of the structural system. building entries are encouraged. Refer to the Sign Regulations and design guidelines for spe- B) AVOID LONG AND BLANK FAÇADES: Build- cific sign, material, and lighting requirements. ing façades should be differentiated at intervals typically not less than of 50 feet or less by a F) DESIGN FAÇADE FOR SIGNAGE: The façade change in material, a variation in the plane of design and architectural detailing should pro- the wall, decorative components, or functional vide a purposeful place for signage, if signage is element such as entryway or portico. Sections intended to be a part of the façade. An extended Figure 5.4.3.2(A) Emphasize Façade Rhythm and Pattern of continuous, uninterrupted, or blank building parapet, entablature, or sign band should be façades typically should not exceed 50 feet. designed and integrated into the façade layout with appropriate spacing for both the height C) EMPHASIZE PRIMARY FAÇADE HEIGHT: The and width of anticipated signage. Refer to 5.4.4 principal façade should not be less than typi- Signage Guidelines for specific sign, material and cally about 20 feet in height with an articulation lighting requirements. of the base, middle and top. G) INTEGRATE UTILITARIAN COMPONENTS D) AVOID FRANCHISE/BRAND IDENTITY: Build- INTO THE FAÇADE DESIGN: All functional, utili- ing design and architectural features should not tarian, or mechanical components of the build- over-prioritize franchise features or identity. ing façade should be integrated into the façade The building form, roof form and façade design or screened so as to be part of the composition should not be overly specific to a franchise or of the overall building design. Mechanical vents, brand. Figure 5.4.3.2(B) Avoid Long and Blank Façades service rooms, utilitarian and staging areas, and

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 59 similar portions of buildings should be hidden ered to retain the integrity of the historic struc- to match other materials and colors of the fa- ture and be sensitive to its underlying design çade. Utilitarian aspects should also be screened characteristics or historic significance. by the site and building landscape. C) AUTHENTICITY TO CURRENT TIME: New 3. Historic Structures construction or additions should be authentic to the current time in which they are built. When such structures exist, the new development should integrate and leverage the value of 4. Building Roof Forms a historic structure within the design and layout Building roof form has a significant impact of the redevelopment plan. Reuse of existing on the character and style of the architecture. Figure 5.4.3.2(F) Design Façade for Signage (above historic structures should follow the U.S. Secre- Building roof forms should be authentic to the and below) tary of the Interior’s Standards for Rehabilitation. type of building and the South Norwalk area.

A) COMPATIBLE DEVELOPMENT: The reuse of A) REINFORCE A HUMAN-SCALE TO BUILD- the existing historic structure should be com- INGS: Large uninterrupted roof forms should be patible with the ability of the structure to ac- avoided and articulated with roof gables, dor- commodate residential uses. New construction mers, chimneys or other roof forms that provide or additions should also be compatible with and variety and interest to the overall building form. complementary to the architectural style of the historic structure. B) INTEGRATE AND SCREEN UTILITIES: – Me- chanical equipment on rooftops should be B) THOUGHTFUL RENOVATION: When renova- screened from visibility of pedestrians standing tion of a historic structure is occurring for reuse, at grade on surrounding walkways by means that renovation should be thoughtfully consid- of walls, decorative grilles, or roof parapets.

60 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

Screening features should be a part of the build- B) QUANTITY OF LIGHTING: Illumination levels ings should avoid access to sunlight for nearby ing composition and design and use materials should be provided at the minimum level that is buildings and open space. that complement the overall roof and façade de- required to provide the function desired. B) ENERGY-EFFICIENCY: Heating, ventilating sign. Other utilities, such as solar panels should C) LIGHTING FIXTURE DESIGN: Lighting fixtures and air conditioning (HVAC) systems should be integrated into the design of the roof. should be selected to contribute to the overall be sized appropriately. Increasing the use of day- 5. Building Lighting character of the building and site consistent light to provide illumination of interior spaces with the overall design and sense of place. is encouraged. ENERGY STAR-compliant fix- Building lighting should be used to highlight tures and appliances, downward-directed, light- and emphasize functional and decorative as- 6. Energy Use ing consistent with the recommendations of the pects of the building massing and façades. International Dark-Sky Association (IDA) and These design guidelines do not require that Building lighting should be energy efficient and other energy-efficient systems are preferred. building be LEED-certified, but developers of designed to be minimized and focused on key either new buildings or those undergoing sub- components of the building. 5.4.4 SIGNAGE GUIDELINES stantial rehabilitation should take into account The signage guidelines for commercial zones best practices for energy-efficient and sustain- A) HIERARCHY OF LIGHTING: Building entries provide guidance in the design of signage that able building design. should be a primary focus of building lighting is functional and attractive. Signage guidelines to reinforce safety, security and convenience for apply to all exterior signs and any interior sign A) BUILDING ORIENTATION: The design of new access to the building. Lighting to highlight that is legible from the exterior of the building. buildings should consider the orientation of the building features, key architectural elements, building in terms of exposure to both wind and accents or signage should be a secondary focus sun and the impact of such exposure on the siz- 1. Principles and Intentions of building lighting. ing and efficiency of systems for lighting, heat- Signage for commercial uses or businesses ing, and cooling. The orientation of new build- should communicate a positive and clear identity for the establishment, be part of the build-

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 61 ing and façade design, harmonize with its sur- ibility should be considered through sign style, 3. Sign Characteristics roundings, and respect the character of South height, type, scale and location. Norwalk. B) COMPATIBILITY WITH RESIDENTIAL CON- A) SIGNAGE DESIGN AND READABILITY: A sign TEXT: Where business uses are interspersed with should be readable, simple, and legible, with A) LEGIBILITY AND CLARITY: A sign should be residential uses, signs should be designed and sign content that fits comfortably within the readable, simple, and legible with careful con- located with sensitivity to the residential areas. space it will occupy on the building. Generally, sideration of the proportion of lettered and Illumination should be designed to minimize a sign’s text and graphic elements should not graphic areas to the overall size and location impact on adjacent residences. occupy more than two-thirds of the sign panel of the sign. Consideration should be given to area. the purpose and intended audience of the sign. C) COMPATIBLE WITH BUILDING ARCHITEC- Signage should be concise and graphically bal- TURE: Sign design and placement should relate B) SIGNAGE LEGIBILITY: Signage typeface anced. to and harmonize with the building architec- should also be simple and legible; ornate or ture. Signs should not overwhelm or obscure unusual typefaces should be used only for em- B) HIERARCHY OF SIGNAGE AND PURPOSES: building features. phasis and restricted to single words or short The most important sign and most important phrases. The use of both upper and lower case information on a sign should be the most prom- E) COMPATIBLE WITH OTHER SIGNS: Where letters reinforces sign legibility. inent and emphasized component of the sign. a business or development has more than one Sign design should optimize communication of sign, all signs should be designed to be compat- C) SIGNAGE SCALE: Signs should be scaled to the name of the business. ible in terms of materials, color, lettering, style their use and intended viewer, be that the driv- and logo use. Design and placement of multiple ing or walking public. Sign lettering and graph- 2. Sign Harmony signs should reflect a clear hierarchy and coordi- ics should be clear, simple, and legible from a nated overall visual effect. distance, under different lighting conditions. A) COMPATIBILITY WITH CONTEXT: Signs should The scale of the sign should be appropriate be designed to be compatible with neighboring for its intended audience and its location on properties, storefronts and buildings. Compat-

62 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

a building or site. Automobile-oriented signs 4. Site Signage proportional. A lollipop sign, which is a single should be legible at posted driving limits. pole sign that has a disproportionately large top Site signage includes any sign that is not at- and overly slender support base, is discouraged. D) SIGNAGE CONTENT: Signage messaging tached to a building, but is part of the site de- Free-standing signage should be in the form of should be simple and brief. Signage should pri- sign and layout to assist in the identification of monument or structured signs. Incorporate ele- marily communicate the name of the business the development, businesses, or wayfinding on ments of the building design into a free-stand- or establishment through lettering, graphics or the site. ing sign design. logos. In order to reinforce signage purpose and clarity, the following information should not be D) MULTIPLE TENANT DIRECTORY SIGNAGE: A) SIGNAGE DESIGN INTEGRATED WITH LAND- included on a primary sign: telephone numbers, For multi-tenant developments, a directory sign SCAPE: business hours, website address, sale informa- Site signage should be integrated with may be provided listing names of businesses and tion, listing of goods and services, brand names site landscape design and be used to reinforce establishments. Directory signage should be carried, or credit cards accepted. gateway locations and site entry points. Land- clear and legible with the ability to conveniently scape plantings should be included to anchor change business names as tenants move in and E) SIGNAGE COLOR: Signage color should and integrate signage into the site plan. out. Design of the sign should be consistent complement building materials and color pal- B) SIGNAGE PLACEMENT: with other development signage. ette. Signage color should also consider signage Sign locations should legibility and readability from a distance during consider lot characteristics with regard to road- E) WAYFINDING SIGNAGE: Simple directional the day and night. High contrast between sig- way and access considerations, building loca- signage may be provided on the site to inform nage lettering and backgrounds helps increase tion, views in and out of the property, pedes- visitors of entries, parking areas, building names, legibility. trian and vehicular circulation, and vehicular numbers or other information. Wayfinding sig- safety and visibility. nage should be consistent and compatible with F) SIGNAGE MATERIALS: Signage materials C) SIGNAGE STYLE: other development signage. Wayfinding signage should be selected for durability, ease of main- Free-standing signage should not obstruct or cause conflict with regu- tenance, and compatibility with building mate- should complement the overall character and latory or traffic-related signage. rials and design. design of other site and building components. Free-standing signage should be balanced and

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 63 5. Building Signage it will be mounted. Signs previously installed on E) AWNING SIGNAGE: Awning fabric should be other buildings or locations should not be used. opaque, and any awning signage should use cut Building signage includes any sign that is at- or screen-printed letters or logos. Lettering and C) MULTIPLE TENANT BUILDING SIGNAGE: tached to a building to provide identification of graphic elements should comprise no more than Multiple tenant or business signs on a building businesses. 30 percent of the total awning surface. should have a consistent placement and be of a coordinated design. Using signage to reinforce F) SIGN MOUNTING: Projecting signage should A) SIGNAGE DESIGN INTEGRATED WITH BUILD- or establish a rhythm, scale and proportion for be integrated into the design of the façade with ING: Signs should integrate with the building a building is encouraged, especially where such attractive sign mounting hardware. on which they are placed, by considering the elements are weak or absent in the building’s G) SIGN LOCATION PREPARATION: The areas of architectural style, character, or historic signifi- architecture. A Master Signage Plan should be the building to receive the sign should be pre- cance, rhythm and scale of façade features, and developed for multi-tenant developments to en- pared, cleaned and painted prior to installation patterns of window and door openings. Particu- courage a coordinated and compatible approach of the sign. Previously installed signs should be larly with older buildings, care should be taken to signage. not to obscure, damage, or otherwise interfere completely removed and covered prior to the with design details and architectural features D) COORDINATE SECONDARY SIGNAGE: Win- installation of a new sign. that contribute to the building’s character. dow and door signage should be coordinated with the overall signage program and may 6. Sign Illumination B) SIGNAGE PLACEMENT: Signs should be de- include more detailed information that is not External signage illumination is encouraged and signed for the specific building on which they appropriate for larger signs. Window signage is should be targeted only onto the sign, not onto will be placed, and for the specific location on generally directed toward the pedestrian viewer. adjacent buildings or towards vehicles or pedes- the building. Signs should be centered within Window signage should not dominate the trians. the wall area of the façade on which they will glazed surface. Window signage and displays be located. Signs should not extend beyond the should not include the stockpiling of products boundaries of the area of the building on which or inventory in the windows. A) AWNING SIGN ILLUMINATION: If a window awning sign is internally illuminated, only the

64 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

sign letters, logo, and ornamentation should be above or below the sign are strongly encour- translucent. The background material should be aged. Light fixtures should be simple and unob- opaque. trusive, and should not obscure the sign’s message and graphics. B) INTERNAL SIGN LIGHTING: The preferred forms of internally lit signs are those using E) CONSISTENT LIGHTING LEVELS: Lighting push-through graphics and text; standard chan- should provide a consistent and even wash of nel letters, also called back-lit or halo-lit; and light across the sign. reverse channel letters with a halo effect. When signs other than channel letters are internally lit, only the sign copy (words/logo) should be illuminated. The sign background or field should be opaque and of a non-reflective material. In- ternally illuminated box cabinet signs are discouraged.

C) LIGHTING UTILITIES: Raceways, conduits and other electrical components should be con- cealed from public view. When it is not possible to conceal these items, such utilitarian components should be painted to match the background of the wall on which they are mounted to reduce the visual impact.

D) SIGNAGE LIGHTING FIXTURES: External lighting fixtures that project the light from

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 65 zone includes provisions for the design review properties, and alterations to building façades 5.5 Lexington Avenue Village and approval of new construction, substantial visible from public vantage points in the Village District Design Guidelines reconstruction and rehabilitation of properties, District will be issued by the Zoning Commis- and alterations to the existing building mass- sion (the Commission) and it will require design 5.5.1 GUIDELINES PURPOSE AND ing and façades when the appearance of the review and recommendation from an Architec- building is changed. Those provisions include tural Review Board. This board shall include at INTENT design standards and criteria to ensure that new least one architect with pertinent experience in These design guidelines are aimed at protect- construction or substantial rehabilitation in the historic preservation or an architectural histo- ing and enhancing the distinctive historic de- Village District is compatible with the existing rian. The design review and recommendation sign character, landscape, historic structures, character of the district and reinforces both the will be based on the Village District Review density and development pattern within the existing development patterns and natural to- Standards established by the Village District Lexington Avenue historic neighborhood, and pography. zone, and the design principles and guidelines to ensure that the unique character of this dis- herein contained. trict is maintained for future generations. This The general purpose of these guidelines is to is consistent with the purpose of the Lexington recommend design principles, patterns and In particular, the Village District design review Avenue Village District zone of the Norwalk materials that will preserve and enhance the will cover and address the following: local historic character, based on the particular Building Zone regulations, in accordance with (1) The design and placement of buildings. design features that distinguish the architecture Connecticut General Statutes (CGS) Section (2) The maintenance of public views. 8-2j Village districts. of the existing historic buildings and the neighborhood landscape. (3) The design, paving materials, and placement of public roadways. The Lexington Avenue Village District is intended to encourage and support residential (4) Other elements that the Commission deems 1. Applicability appropriate to maintain and protect the use, while at the same time permitting commer- character of the village district (in this case, cial and other uses which fulfill a neighborhood Zoning approval for any new construction, design standards and guidelines). need at an appropriate scale. The Village District substantial reconstruction or rehabilitation of

66 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

2. Architectural Review Board Village District, and they seek compatibility of new construction and renovations with the The Design Review Process will comply with historic architectural styles that characterize the existing City Village District Review Standards neighborhood. (Section 118-500.B(4). The Village District includes many examples of The Commission may also seek recommenda- popular late nineteenth and early twentieth cen- tions from any relevant city agency, regional tury architectural styles, of which Queen Ann, agency, or outside specialist, including, but not Gable-Front Vernacular and Folk Victorian are limited to, the following: the most prevalent. There are a few examples of other styles popular between 1880 and 1920, • Norwalk Historical Commission such as American Foursquare, Dutch Colonial • State Historic Preservation Office Revival and Second Empire. • Connecticut Trust for Historic Preservation

5.5.2 DESIGN PRINCIPLES AND GUIDELINES

The design principles and guidelines herein contained are intended to complement and expand the Village District Review Standards by providing additional guidance on their application. These principles and guidelines are aimed at reinforcing the existing patterns of land use and development within the Lexington Avenue

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 67 Queen Ann Gable-Front Vernacular The most common architectural style in the The majority of houses in the Lexington Ave- District is Queen Ann. The Queen Ann style nue Village District are Gable-front Vernacular was popular in the United States from about homes. This style is loosely related to the Greek 1880 to about 1910. Houses in the District are Revival, which often used the end-gable shape range from modest vernacular versions to larger and a triangular pediment to emulate ancient and more elaborate versions of the style. Gen- Greek temples. This style proved to be espe- eral characteristics of this style as found in the cially suited to narrow urban lots and it is the district are a full width front gable roof with a predominant style in many neighborhoods built triangular pediment and a one story porch with in the northeast United States between about a decorative railing. Larger houses often have Figure 2.1.1. Queen Ann style in the district. 1850 and 1930. The houses in the district are a cross gable on one elevation and some have two-story houses with a steep roof pitch, typical jerkinhead, rather than peaked gables. Some of the style, and have two or three bays. Some porches wrap around a side elevation of the of them have a cross gable and many have front house and some railings have been covered. porches. See Figure 2.1.2. Most of these houses are three bays wide and of wood frame construction. See Figure 2.1.1.

Figure 2.1.2. Gable-Front Vernacular style in the district.

68 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

Folk Victorian American Foursquare Folk Victorian houses are characterized by There are several examples of the American spindlework detailing, such as turned spindles Foursquare style in the District. This style is or columns and brackets or other trim added to a subset of the Prairie Style and it was popular porches or cornice lines. They are a variant of between 1900 and 1920. It is the earliest Prai- the simpler Gable-front Vernacular houses seen rie form and it is the most common vernacular throughout the district. See Figure 2.1.3. version across the United States. These houses will have a square or rectangular plan of wood frame construction with a low-pitched hipped roof. They have hipped dormers on three elevations and a one story porch on the façade, Figure 2.1.3. Folk Victorian style in the district. which sometimes wraps around a side elevation. See Figure 2.1.4.

Figure 2.1.4. American Foursquare style in the district.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 69 1. Design Principles

The following design principles shall apply to new construction, substantial reconstruction and rehabilitation of properties within the Village District. These principles are consistent with the legislative requirements of CGS Section 8-2j.

Additional guidance may be found in the Secretary of the Interior’s Standards for Rehabilitation (36 CFR 67), which are regulatory for the Historic Preservation Tax Incentives program, and the Guide- lines for Rehabilitating Historic Buildings, which assist in applying the Standards to historic rehabilitation projects.

1.1 Proposed buildings or modifications to existing buildings shall be harmoniously related to their surroundings and the terrain in the district, and to the use, scale and architecture of existing buildings in the district that have a functional or visual relationship to a proposed building or modification. 1.2 All spaces, structures and related site improvements visible from public roadways shall be designed to be compatible with the elements of the area of the Village District in and around the proposed building or modification. 1.3 The color, size, height, location, proportion of openings, roof treatments, building materials and landscaping of commercial or residential property, and any proposed signs and lighting shall be evaluated for compatibility with the local architectural motif and the maintenance of views, historic buildings, monuments and landscaping. 1.4 The emovalr or disruption of historic traditional or significant structures or architectural elements shall be minimized.

70 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

1.5 The building and layout of buildings and included site improvements shall reinforce existing buildings and streetscape patterns, and the placement of buildings and included site improvements shall assure there is no adverse impact on the district. 1.6 Proposed streets shall be connected to the existing district road network, wherever possible. 1.7 Open spaces within the proposed development shall reinforce open space patterns of the district, in form and siting. 1.8 Locally significant features of the site such as distinctive buildings or sight lines of vistas from within the district shall be integrated into the site design. 1.9 The landscape design shall complement the district’s landscape patterns. 1.10 Theexterior signs, site lighting and accessory structures shall support a uniform architectural theme if such a theme exists and be compatible with their surroundings. 1.11 The scale, proportions, massing, and detailing of any proposed building shall be in proportion to the scale, proportion, massing, and detailing in the district.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 71 2. Design Guidelines

The following design guidelines shall apply to all new construction, substantial reconstruction and rehabilitation of properties, and changes that alter the exterior appearance of buildings within the Village District and in view from public roadways.

2.1 Building Placement and Orientation (1) Building Placement (a) Building placement shall respect existing patterns of building placement for the street on which they are located and define the edges of streets and public spaces. (b) The individuality of the building shall be subordinated to the overall continuity of the streets and public spaces. (c) Buildings shall be placed to conceal parking at the interior or rear of building lots. (2) Building Setbacks (a) Infill buildings shall comply with front yard requirements set by the Village District zone. (b) If the adjacent buildings are setback at a distance that exceeds the minimum front yard requirements, infill buildings shall match the setback from the front lot line of the im- Figure 2.2.1. Setback guidelines for infill buildings. mediately adjacent buildings. If the setbacks do not match, the infill building may match one or the other, or may be an average of the two setbacks. See Figure 2.2.1. (3) Building Orientation (a) Buildings shall be oriented with the primary building façade(s) facing the primary street frontage(s) of the site. (b) Building massing and façades shall be designed to frame streets and public spaces, to provide a sense of spatial enclosure and to define street edges.

72 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

(c) Building entrances, doors and windows shall be oriented to the primary street(s) (d) Storefronts in commercial and mixed-use buildings shall be oriented to the primary street(s) with transparency to streets and public spaces. (4) Design Treatment of Edges (a) Buildings that are not physically adjoined to abutters shall treat side yards and the spaces between buildings in a manner consistent with existing patterns of use, in terms of setbacks and use. (b) Landscaping shall be used to define street edges and to buffer and screen edges that may have a negative visual impact, such as parking or loading areas. 2.2 Building Massing and Form (1) Relationship to Existing Context Figure 2.2.2. Front porch in residential building. (a) Building massing, form, and scale shall be complementary to and respectful of the patterns of existing buildings in the immediate vicinity. (2) Building Form (a) The shape and massing of new and renovated buildings shall provide a balance among building height, story-height, building width and bay width that is compatible with those of adjacent buildings. (b) The shape and massing of the building shall complement the abutting structures and define the edges of streets and open spaces. (c) Residential buildings shall incorporate massing and façade design elements such as front porches, front-gable roofs, cross-gables, or hipped roofs with dormers that help relate their building massing to that of adjacent historic buildings. See Figures 2.2.2 and 2.2.3.

Figure 2.2.3. Front-gable roof in residential building.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 73 (d) Commercial and mixed-use buildings shall incorporate massing and façade design elements such as storefronts, cornices and parapets that help relate their building massing to that of adjacent historic buildings. See Figure 2.2.4. (3) Scale and Proportion (a) The scale of proposed new or substantially rehabilitated buildings shall be compatible with the surrounding architecture and landscape context. (b) The scale and proportions of building elements shall be generally compatible with those of adjacent buildings and the features and components of the façade. (c) Elements that may help to relate building massing proportionally shall include: articulated building bases through a change in material or treatment; placement of windows in a regular pattern; articulation of building entries Figure 2.2.4. Commercial and mixed-use façade articulation. with porches or awnings, and façade and roof projections such as gabled roofs. See Figure 2.2.5. (4) Height (a) Infill buildings shall comply with height requirements set by the Village District zone. (b) Where there is a discrepancy greater than ten (10) feet between the proposed building height and the height patterns of adjacent existing buildings, the Ar- chitectural Review Board shall review design proposals with the applicant for context sensitivity based upon the following: articulation of façade; building mass, scale, bulk and proportion; or other building massing considerations.

Figure 2.2.5. Residential building façade articulation.

74 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

(5) Building Roofs (a) Roofing materials visible from public sidewalks or streets shall be of high quality and durable, including, but not limited to: slate, copper, ceramic slate tile or architectural asphalt shingle. (b) Roofing materials shall not call undue attention to the roof itself with bright or contrast- ing colors, unless historically documented. (c) Building mechanical equipment located on building roofs, sites, or other locations shall not be visible from the street. 2.3 Building Façades (1) Façade Design and Relationship to Existing Context (a) The façade or primary building elevation of new construction or substantial rehabilitation shall be compatible with the façade design of neighboring buildings, so as to create continuity across projects and the street edge. See Figure 2.2.6.

Figure 2.2.6. Compatible design of neighboring buildings.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 75 (b) Primary building façades with frontage along the street shall be sensitive to the existing context of building façades along that street. (c) At least two of the following design elements shall be repeated in adjacent buildings: design treatment at the ground level, front porch with ornate post elements, front gabled- roof, relative location and size of doors and windows, window style and proportions, location of signs, dominant façade material, dominant color, and dominant roof form. See Figure 2.2.7. (d) New construction and substantial rehabilitation of commercial and mixed-use buildings shall be oriented to define the edges of the street and provide visibility to and from the ground floor to activate the public space. See Figure 2.2.8. (e) There shall be a direct vertical correspondence between the design of the façade of the Figure 2.2.7. Compatible design treatment of upper floors and the ground level retail façades in mixed-use buildings. adjacent buildings. (2) Placement and Treatment of Entries (a) Entrances shall be oriented to the primary street frontage and address the street with an active and welcoming entry composition that is integrated into the overall massing and configuration of the building. (b) Building entries may add components to the building façade such as porches, canopies, glazed areas and stoops. (c) Commercial and mixed-use buildings shall provide a high level of visibility and transparency into storefronts and ground floor uses. See Figure 2.2.9. (d) Building and shop entrances shall be recessed to a minimum depth equal to the width of the door to prevent doors from swinging into the sidewalk. (3) Façade Materials (a) Materials shall be selected to be compatible with or complementary to the materials that Figure 2.2.8. Definition of street edges and visibility. characterize the Village District.

76 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

(b) Building façade exterior materials, including architectural trim and cladding, shall be of high quality and durable, including but not limited to: stone, brick, wood shingles or clapboard, wood trim, metal, glass, sustainable cement masonry board products and integrated or textured masonry. (c) Materials on the façade that are subject to deterioration (plywood or plastic) shall be avoided or removed and replaced with more durable materials (wood shingles, clapboard, brick or metal). (d) Repairs and alterations must not damage or destroy materials, features or finishes that are important in defining the building’s historic character. (e) Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match Figure 2.2.9. High level of visibility and transparency the old in design, color, texture, and other visual qualities and, where possible, materials. in storefronts. (f) Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. (g) Efforts shall be made to preserve or replicate the historical wood trim around windows, doors and building corners. (h) Exterior material may not include vinyl or aluminum siding. (i) Wood lattice or perforated metal panels may not be used to screen front porches and windows due to lack of precedent in historic New England architecture. Operable window shutters or blinds are recommended as substitutes. (j) Uninterrupted, multi-level glazing may not be used as a primary façade design treatment. (4) Roof Parapet and Cornice Lines (a) Building cornice lines shall be maintained, preserved, or recreated to define building façades and create façade components consistent with historic parapet or cornice lines as Figure 2.2.10. Cornice detail in historic mixed-use originally designed and built in the Village District commercial areas. See Figure 2.2.10. building.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 77 (5) Proportion and Pattern of Windows (a) Original window patterns and openings shall be preserved or restored in the redevelopment of existing structures, including conservation and repair to preserve historical trim and details. See Figure 2.2.11. (b) New construction shall acknowledge and respond to existing window patterns of adjacent buildings in proportion, scale, rhythm and number of openings. (6) Transparency (a) Buildings with commercial use at the ground level shall have at least 40% of the ground floor façade in transparent windows and storefronts. (b) Along the secondary façades that face pedestrian alleys or connections, façades must achieve at least 15% transparency. Figure 2.2.11. Preservation of historic window patterns. (c) Windows on the ground floor of the primary façade of commercial buildings shall not be mirrored or use tinted glass or be obstructed by curtains, shades, or blinds. (7) Awnings and Signage (a) Awnings and signs may not obscure important architectural details by crossing over pilasters or covering windows. (b) Multiple awnings or signs on a single building shall be consistent in size, profile, location, material, color and design. On multi-tenant buildings the awnings and signs shall be allowed to vary in color and details, but shall be located at the same height on the building façade. See Figure 2.2.12. 2.4 Landscape (1) Landscape Use and Orientation (a) Landscape features shall define edges, and frame streets and public spaces, while shielding Figure 2.2.12. Location of storefront awnings and negative views such as dumpsters or loading areas. signs.

78 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

(b) Plantings shall not obscure site entrances and exit drives, access ways, or road intersections. (c) Tree species shall be selected to maintain adequate height clearances for sidewalk circulation and visibility of commercial storefronts. (d) Site and landscape features shall be integrated with the design of new construction and substantial rehabilitation, in order to reflect a coordinated site and building design. (2) Open Spaces (a) Public and private open spaces shall be designed, landscaped, and furnished to be compatible with or complementary to the overall character of the Village District. Figure 2.2.13. Existing historic stone walls. (3) Rain Gardens (a) Rain gardens may be provided as a contributing element of the site drainage, and integrated into the overall site landscaping. (b) Plantings shall be well adapted to wetland edge environments, including grasses, sedges, shrubs, or trees that tolerate intermittent wet conditions and extended dry periods. (4) Stone Walls (a) The existing stone wallsthat characterize the neighborhood landscaping shall be preserved, repaired and maintained. See Figure 2.2.13. (b) New development on sloping terrain shall incorporate the design and construction of stone walls into the site plan and landscaping, in ways consistent with the historic design patterns visible in the neighborhood. (5) Trees (a) Existing trees, and in particular healthy and mature trees that characterize portions of the neighborhood shall be preserved to the extent possible, and they shall be incorporated into the proposed site plan. See Figure 2.2.14. Figure 2.2.14. Existing trees and mature vegetation.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 79 (b) Existing trees shall be protected from damage during site construction and staging, according to best management practices. (c) New trees and shrubs shall be selected from indigenous species native to the region or species adapted to the area. 2.5 Lighting (1) Glare (a) Lighting shall not cast glare onto streets, public ways, the sky, or onto adjacent properties. (2) Light Fixtures (a) Site lighting shall be set at a low luminaire height (bottom of fixture not higher than 12-14 feet for pedestrian areas, and 18-20 feet for parking lots). See Figure 2.2.15. (b) Light fixtures shall be the “cut-off” variety, projecting all light down towards the pavement (less than 90 degrees from the vertical line). (c) Decorative fixtures do not need to be the cut-off variety, but shall be equipped with interior reflectors or shields to direct light at the desired target. (d) LED fixtures and solar-powered lights shall be used wherever possible. (e) Flood and area lighting are strongly discouraged. 2.6 Parking (1) Parking Placement (a) Parking areas shall be located on the interior of blocks, behind buildings, or at the rear of sites, away from prominent site edges, public spaces, and streets (except minimum required parking for single-family and two-family dwellings). (3) Screening and Landscaping Figure 2.2.15. Cut-off light fixture.

80 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

(a) Parking areas shall be shall be separated from the street and adjacent residential properties by landscaped buffers of between five (5) feet and eight (8) feet in width. (b) Parking areas may be screened from street view by fences, gates, walls, permanent planters, or hedges. See Figure 2.2.16. (4) Curb Cuts (a) Curb cuts shall be minimized and combined whenever possible into one main access point per property. (b) Curb cuts and driveways of adjacent properties may be combined into one shared access point following provisions of the Building Zone Regulations. 2.7 Streetscape and Sidewalks (1) Pedestrian Access Figure 2.2.16. Screening of parking areas. (a) New construction and public infrastructure improvements shall reinforce a network of continuous, convenient and safe pedestrian connections along sidewalks to and from all pedestrian entrances. (b) Sidewalks and pedestrian paths shall incorporate appropriate lighting, street furniture, landscaping, and signage consistent with the Village District design character. (c) The pedestrian network shall not include streets or spaces that are primarily used for vehicular connections, deliveries and services. (2) Sidewalk Configuration (a) Sidewalks shall have a minimum unobstructed width of 4’-0”. (b) In commercial areas, and when allowed by street dimensions, sidewalks may be widened to accommodate street trees, landscaping, and outdoor furnishing and amenities. See Figure 2.2.17. Figure 2.2.17. Widened sidewalks for trees and street furniture.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 81 (c) Sidewalks shall be continuous and authority of the Commission. The Architectural other time limit imposed by the regulations. uninterrupted at driveways and Review Board will issue a recommendation for Any report or recommendation from a third curb cuts to strengthen priority for approval if the project meets the Village District party design professional or outside specialist, pedestrians. Review Standards on §118-533.D(3) and all such as those listed under Section 5.5.1.2 Archi- (3) Special Paving other applicable design principles, guidelines tectural Review Board, shall also be entered into (a) Unit pavers may be used to enhance and requirements, including the Lexington Av- the public hearing record. the character of sidewalks, path- enue Design Guidelines. ways, and outdoor sitting areas. As part of any recommendation of a Compli- ance Alternative under Section 5.5.3.2 Compli- (b) When employed, unit pavers shall 1. Process Requirements be selected and set in a manner that ance Alternative below, the Architectural Review limits uneven surfaces or joints that Board must provide a written determination The Architectural Review Board shall submit a would become an impediment to and finding that the alternative approach meets accessibility. report and recommendation to the Commis- the requirements of the Design Principles. sion within thirty-five days of the receipt of the (4) Street Furniture Such determination should state the applicable application. The basis for the recommendation (a) Street furniture, such as benches, guideline(s), the reason for granting an alterna- of the Architectural Review Board shall be the bike racks, trash and recycling tive, the applicable Design Principles, and how compliance of the application with the Village receptacles, shall be clustered at the alternative meets the Design Principles. convenient locations that are plainly District Review Standards on §118-533.D(3) visible and accessible. and all other applicable design principles, 1.1. Submission Requirements guidelines and requirements, including the Lex- The following items shall accompany a Design 5.5.3 DESIGN REVIEW PROCESS ington Avenue Design Guidelines. Review Application:

Design Review and recommendation by the Ar- The Commission will enter this report and rec- (1) A map showing the property location. chitectural Review Board is mandatory for all ommendation into the public record and con- (2) Color photos of the building and site projects meeting the requirements in §118-533. sider it as part of their deliberations. Any delay existing conditions. Lexington Avenue Village District under the in the submission of the report will not alter any

82 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

(3) Scaled drawings of proposed elevations the project is fully compliant with the Design of the City of Norwalk, and all buildings listed of any façade visible from the public Principles. Recommendation of approval by the in the Historic Resources Inventory contained way, including site context. Architectural Review Board of a Compliance in the Springwood-Whistleville National Reg- (4) Shop drawings for any proposed fixtures, Alternative is discretionary, but shall not be ister District. and swatches and color chips for all unreasonably withheld if the Applicant has pro- fabric and colors utilized. vided sufficient documentation to justify such The Applicant must supply pictures of the origi- request. The use of the Compliance Alternative nal building(s) (if applicable), the buildings to 2. Compliance Alternative must be by mutual consent between the Archi- either side of the proposed project and the view tectural Review Board and the Applicant. from across the street. The narrative should If the Architectural Review Board and the Ap- indicate how the proposed building change plicant jointly agree that a proposed design or addition is consistent with the context and 3. Additional Materials for an meets the intent of Section 5.5.2.1 Design Prin- describe the treatments of façades facing pub- ciples but does not meet the requirements of Sec- Application Related to Existing Historic lic streets or public parking areas. Any request tion 5.5.2.2 Design Guidelines, the Commission Buildings for a variation from these Design Guidelines may accept the proposed design provided that should include a statement as to why the varia- it meets the public purpose of Section 5.5.2.1 The Applicant must supply documentation of tion should be approved under Section 5.5.3.2 Design Principles. the original style of the building and a narrative Compliance Alternative. of how improvements are consistent with the A Compliance Alternative must accomplish the style or how the improvements vary, and a ratio- relevant Design Principle. The Applicant must nale for why the variation should be approved submit documentation that indicates the spe- under Section 5.5.3.2 Compliance Alternative. cific proposed alternative method or standard For the purposes of these guidelines, historic that will be used, why the Design Guidelines buildings are herein defined as those construct- are not applicable to the application, and how ed on or before 1965, said year to be determined by the records of the Office of the Tax Assessor

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 83 AVENUE/BOULEVARD PRIMARY STREET CONNECTOR STREET 5.6 Public Infrastructure and Connecting Private Infrastructure

5.6.1 PURPOSE

In order to unlock private investments, the Norwalk Redevelopment Agency may undertake public infrastructure improvements within the TOD District. Improvements may also be constructed as part of the public amenities for a private development, as part of an urban renewal project by the Norwalk Redevelopment Agency, or as part of project undertaken by the City of Norwalk. The following design guidelines should be used for these improvements in order to align the physical environment with the overall goals of this Redevelopment Plan.

Private development projects that affect the public infrastructure should also follow these guidelines when installing connections between public infrastructure and private sidewalks, Figure 5.5.2: Street Hierarchy driveways, internal streets, and parking lots or

84 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

when replacing public infrastructure disturbed enhanced landscape buffer between the curb signals and adequate crossing time for pe- by construction activities. and walkway of a width of at least five feet destrians at these locations. The pedestrian along both sides of Martin Luther King, Jr. crossings should be signalized to stop traffic Any infrastructure, surface finishes and treat- Drive. along Martin Luther King, Jr. Drive when prompted. Crosswalk should be well-defined ments, and amenities installed in the public • Pedestrian walkways should be continuous and connected on both sides of Martin Lu- with painted lines, pedestrian crossing signs right-of-way must meet City standards for long- and the traffic signal. term maintenance and durability. ther King, Jr. Drive, and provide accessible connections to each of the pedestrian cross- • Accessible crossings and ramps should be ings along the avenue. Particularly where provided for accessible road crossings, in- 5.6.2 STREET HIERARCHY “desire lines” of paths have been worn into cluding curb cuts at locations that include the grass and no sidewalk currently exists; a center median, at locations such as the This section includes specific recommendations new walkway connections should be made. Madison/Clay Street crossing. for public infrastructure improvements for par- • Pedestrian walkway widths should be ad- • At locations with long walking distances to ticular street types. These recommendations equate to accommodate shared path use cross the road, a median should be provided should be implemented in conjunction with between pedestrians and bicycles (typically at the crossing to allow pedestrians a place of the more general design guidelines in the rest of requiring eight feet of minimum width). refuge at the center of the four-lane roadway. This exists at several locations along Martin this section. Streets not listed below are Neigh- • Sidewalks should be composed consistently Luther King, Jr. Drive; the Spring/Hamilton borhood Streets and should follow the general of concrete paths with consistency of color, finish, scoring, and aggregate. Street crossing in particular would benefit design guidelines for public infrastructure. from this enhancement. • Stairway connections to the neighborhoods atop the steep grade along Martin Luther • Road crossing and intersections should 1. Avenue/Thoroughfare King, Jr. Drive at Spring Street and Madison provide adequate sight lines for cyclists and Street should be rehabilitated with concrete motorists, and adequate widths for a cyclist Applies to: Martin Luther King, Jr. stairs and improved lighting. and a pedestrian to cross simultaneously. The same painted crosswalk should be used for Drive • Important pedestrian crossings (Spring pedestrians and cyclists. • Pedestrian walkways should be separated Street and Madison Street in particular) from the high speed traffic by providing an should consist of responsive crosswalk

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 85 • The pedestrian environment should be • Provide public benches that are integrated Streets, Concord Street, Chestnut enhanced and made safer with a secondary with the placement of lighting, street trees Street system of lighting for pedestrian paths and and other streetscape components. Benches • All sidewalks should be a minimum of five enhanced street lighting at crossings. should be placed near building entrances, feet clear to allow two people to walk side by • A signage system throughout the district parks and park entrances, retail shops and side; overall sidewalk width may be greater should direct through traffic to Martin other areas where sitting or people-watching to accommodate obstructions such as lights Luther King, Jr. Drive, identify major may be a desirable activity for pedestrians in or trees. the district. destinations and connecting routes along • Hanford Place should be enhanced and Martin Luther King, Jr. Drive, and create • Install other pedestrian amenities may in- promoted as a potential cross-city bicycle clear direction to public parking in the area. clude pedestrian-scaled lighting, bollards, connection with dedicated bike lanes that public art, fountains, drinking fountains, can link the surrounding neighborhoods to 2. Primary Street trash receptacles, newspaper dispensers, the Rail Station and Waterfront. maps, bus shelters or information kiosks. Each of these amenities should be organized • The railroad overpass at Monroe Street Applies to: Washington Street, South and clustered to fit with street design and should be improved with new lighting, Main Street, and Water Street walkway layout. improved sidewalks and the potential for a public art installation to make use of the • Strengthen and enhance the pedestrian en- • Create a primary north-south bicycle con- vironment with well-marked and frequent large open walls provided by the overpass nectors for the TOD District with dedicated supports. signalized pedestrian crossings, street trees bicycle lanes or paths should be provided as and other landscape features, and pedestrian part of the roadway width to protect pedes- • Henry Street in combination with Raymond scaled lighting and street furniture to rein- trians on the sidewalk. Street provides a similar cross-district con- force the priority of pedestrians. nector as Monroe Street and Hanford Place. The Henry and Raymond Street connection • Add gateway signage or sculptural compo- 3. Connector Street nents, street banners, simple and coordinated should be featured as a cross district pedes- paving patterns or other elements of continu- trian connection with enhanced sidewalk ity that could reinforce the TOD District as Applies to: Hanford Place/Monroe and crosswalks. a contiguous district. Street, Raymond/Henry/Mulvoy

86 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

5.6.3 PUBLIC PARKING 5.6.4 PEDESTRIAN NETWORK native seating options, bike racks, trash and recycling receptacles, light fixtures or other • On-street parking should be encouraged permanent elements for the convenience where street widths support the addition of 1. Sidewalks or comfort or convenience of pedestrians one or two-sided parallel parking. • Sidewalks will meet the requirements of the to support an active and functional street • On-street parking should be maximized Department of Public Works in the City of environment. within the district to provide the most Norwalk. • Streetscape elements should be used to convenient parking as possible and should strengthen street edges, define pedestrian be strategically managed as part of a district 2. Crosswalks corridors and enhance outdoor spaces. wide parking plan. • Streetscape elements should be integrated as • Cars in parking lots should be screened ei- • Crosswalks will meet the requirements of design components of the site planning and ther by buildings, building components, or the Department of Public Works in the City should occur at regularly or logically spaced landscape features that enhance the ability of Norwalk. intervals based upon the recommendations of the parking lots to fade into the texture of individual product manufacturers. of the district and to not stand out as unsafe 3. Bicycle Lanes • All streetscape elements should be selected or vacant lots. to be highly durable, resistant to vandalism, • Bicycle lanes and corridors shall meet the • Low architectural walls, earth berms or other and not require extensive maintenance. requirements of the American Association of landscape features should be used to visually Streetscape elements should be secure, per- State Highway and Transportation Officials conceal much of a parked vehicle while also manently affixed to the ground and easily (AASHTO). allowing views into and out of parking areas cleaned. to ensure a sense of safety and visibility. • No streetscape elements should impede • Pedestrian connections in the district should 5.6.5 STREETSCAPE upon required widths of public paths or in- be improved to support a “park once” park- fringe upon other requirements or standards ing strategy in which the district is a comfort- 1. Streetscape Elements and Furniture of accessibility. able, safe and pleasant walking environment which would not require moving the car • Streetscape elements and furniture may from destination to destination. include landscape plantings, benches, alter-

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 87 2. Bicycle Amenities • General roadway lighting, secondary pedes- lights that should be supplemented by a trian lighting, and exterior building lighting secondary system of lower scale pedestrian • Bicycle amenities and racks should be should be designed and installed as a full lights at the sidewalks. integrated into the street furniture and cutoff to prevent light dispersion or glare streetscape program. above a 90-degree horizontal plane. Light 4. Pavement Treatments • Bicycle racks should be located near build- overspill and glare onto neighboring proper- ing entrances, public spaces or small open ties should be avoided. • Paving materials should be applied consis- spaces, at curb extensions, at new on-street • Downward-directed, lighting consistent with tently throughout the district and provide parking spaces (free-standing or associated the recommendations of the International the unifying elements for exterior spaces. with parking meters). Dark-Sky Association (IDA) is preferred. • Transitions between dissimilar paving ma- • Bicycle amenities should be incorporated The IDA has a Fixture Seal of Approval for terials should provide smooth and visually with other streetscape elements where side- light fixtures and components that meet their pleasing connections. Transitions of this walk widths are not wide enough to add recommendations. type should employ a third material, unique other types of bicycle storage. pattern, or some other method to gracefully • Locations of light fixtures should avoid move from one material to another. • Bicycle storage should be provided at the reduction of sidewalk widths and required Rail Station for both short term and over- clearances. • Pedestrian crossings should be highlighted night uses. with unique paving materials or painted • In some locations, like open spaces, parks or areas, such as stamped asphalt and concrete parking lots, the installation of emergency and thermoplastic applied asphalt patterns. 3. Lighting call boxes should be considered for added public safety and comfort. • Lighting throughout the TOD District 5. Gateway Treatments should be used to increase visibility and • Lighting should be provided at a pedestrian nighttime safety and where necessary pro- scale. On Primary, Connector and Neighbor- • Gateway intersections into the district vides several levels of light, including general hood Street Types, pedestrian-scaled lighting should be given extra attention in regard to roadway lighting, secondary pedestrian light- may be the primary source of street lighting; landscape, streetscape, lighting and pedes- ing, exterior building lighting and occasion- for For Avenue/Thoroughfare Street Types, trian amenities. ally accent or special feature lighting. the primary source of lighting will be the more utilitarian and functional tall street

88 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

• The entry into the TOD District from other • The wayfinding system should be strategi- fully planned plant maintenance schedule. areas within the City should be signified by cally located at gateway intersections and Plantings should be considered for ease of the treatment of gateway intersections and leading to the final destination and nearby maintenance and Norwalk’s climate (US signal to motorists, bicyclists and pedestrians parking. Plant Hardiness Zone 6) including maintain- that they are entering an area of high pedes- • Wayfinding signage should be functional for ing and pruning trees. trian activity and an area that is identifiable tourists and out-of-town visitors by assist- • The species of plantings should be drought as a unique district. ing in navigation between attractions with tolerant, native or adapted to the New Eng- a coherent signage system throughout the land climate, and non-invasive. 6. Wayfinding Signage district. • Landscape and plantings should be coor- • The system of wayfinding and signage should dinated with Arbor Day Foundation and • Different types of public wayfinding signage be adaptable and flexible to accommodate Tree City USA efforts, in which Norwalk include the following: district gateway, ve- information regarding special events. participates; coordination efforts should hicular directional, vehicular destination, include the tree board, tree care ordinance, parking, pedestrian directional, informa- and comprehensive community forestry tional, special/commemorative/historic, 5.6.6 LANDSCAPE ELEMENTS AND program. destination identification, and special event, PLANTINGS seasonal or banner signage. • The Norwalk Tree Advisory Committee provides guidelines for use in reviewing • A consistent theme and scale for signage applications and coordinating final plans types and placement of signs should be es- 1. General with builders, developers and redevelopers. tablished for the district to add elements of • Landscape and planting strategies and Guidelines address such topics as accept- visual continuity to the TOD District. designs should have a hierarchical use of able tree pit construction, species selection, • Wayfinding signage should be employed for trees and plantings, such as: canopy tree, use of open space, urban landscapes, and each of the primary attractions and destina- sub-canopy tree, under-story flowering tree streetscape development. tions in the area (Rail Station, Aquarium, or shrub, evergreen trees or shrubs, ground • Landscape and planting strategies and Washington Street Historic District, or the covers, wild flowers, field flowers and lawns. Maritime Museum). designs should include LID (low impact • Plantings should be planned for a long life development) techniques for managing on- cycle. Considering plant selection and a care-

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 89 site stormwater including bioswales, rain gardens, filter ships, porous paving, etc.

2. Park Plantings

• Park plantings should be designed to complement the scale of spaces, define views, and reinforce the appeal created by positive developments within the TOD District. • Park plantings should use shade trees to provide pleasant and comfortable spaces protected from the sun. • Planting masses should maintain consistency within a view shed. • Plantings should exploit seasonal color at park gateways or district gateways. • Plantings should be arranged and planned to allow unobstructed park views to maintain visual connections to open spaces and enhance safety while defining the edges of outdoor spaces that lend themselves to outdoor activity.

90 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

3. Streetscape Plantings as dumpsters, loading areas, or mechanical 5.7 Glossary of Terms equipment. • Plantings at medians and street edges should • BUFFER ZONE – Land which is maintained be used to provide buffers for pedestrians; use Many traditional terms are used to describe por- of planting beds for ornamental flowers at tions of buildings, storefronts, site features and in either a natural or landscaped state, and is street trees could be used to enhance primary other design elements. This Glossary has been used to screen and/or mitigate the impacts of development on surrounding areas, proper- and connector streets. prepared to explain such terms that are used in ties or rights-of-way. • Street plantings should create visual unity, the Design Guidelines. define spaces and street edges and act to • BUILDING HEIGHT – The vertical distance provide screening and buffering where ap- • AWNING – A sheltering or covered frame, from grade to the top of the highest point propriate. Street tree plantings should allow often of fabric, either stationary or on a re- of the roof or structure. tractable system attached to a structure. The for visibility of retail storefronts and site lines • CANOPY – A sheltering or covered frame, at intersections. awning does not receive stanchion support often of fabric, which is attached to a struc- as in a canopy. • Street trees located within sidewalks or other ture at the inner end and receiving stanchion hardscape areas should be planted in a tree • AWNING OR CANOPY SIGN – A sign painted, support at the outer end. pit that is adequately sized for the root sys- stamped, perforated, stitched, or otherwise • COMPATIBLE – A visual and aesthetic consid- tem of the tree species and that is designed applied on an awning, canopy or marquee, eration that allows two parts to exist or occur to be integrated with the sidewalk system including backlit signs. including small planting beds, tree grates, together without conflict or diminishment • BIOSWALE – A landscape feature that con- or other finished landscape components that of the other part. trols stormwater runoff on site and allows it integrate the plantings. • DARK-SKY – An effort to reduce light pol- to infiltrate the ground. Bioswales vary in • Appropriate street trees should be selected to lution intending to increase the number of size and may be part of a larger stormwater be consistent with the Department of Public stars visible at night, reduce the effects of management system. Works (DPW) preferences and maintenance unnatural lighting on the environment and procedures, and to coordinate with their List • BUFFER – Landscape or fencing that is used cut down on energy usage. The dark-sky of Appropriate Street Trees. to screen and/or mitigate the impacts of movement encourages the use of full-cutoff utilitarian elements of a building or site, such light fixtures that cast little or no light up-

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 91 ward in public areas. For more information, • FENCE – Any artificially constructed barrier the space is open to the sky and is free of see the International Dark-Sky Association’s of any material or combination of materials all vehicular traffic, parking, loading, and website at http://www.darksky.org. used as a boundary, or erected to prevent outdoor storage. • DIRECTORY SIGN – A sign that identifies intrusion, or to enclose, buffer, or screen • LANDSCAPE MAINTENANCE PLAN – A docu- the names and/or location of establishments areas of land. ment that describes the intentions and speci- in a multi-tenant building or multi-tenant • FILTER STRIP – Often planted with grass, fications for maintaining landscape to be development. filter strips slow surface water runoff and installed as part of a development including • DIRECTION SIGN – A sign identifying on- captures sediments and potential pollutants pest management, irrigation, fertilization, premises traffic, parking or other functional from a site before it flows into a water body. mulching, pruning, staking, and seeding activity, which bears no language or symbols • FULL-CUTOFF LIGHT FIXTURE – A light requirements to establish and enhance the for business identification or advertising. fixture that casts little or no light upward. health of installed landscape. LOT • DORMER – A roof-covered projection from • GABLE – The vertical surface that connects • – The basic development unit for de- a sloped roof. A window set in a small gable two or more sloped roofs. The triangular termination of lot area, depth, and other projecting from a roof. shaped wall section formed by the two slopes dimensional regulations. A single area of land in one ownership defined by bounds or ENTABLATURE of a roof. • – The upper panel of mold- boundary lines in a recorded deed or shown GROUND FLOOR ings and bands which lie horizontally above • – That building floor which on a recorded plan. columns. Entablatures are important ele- is substantially level with the exterior grade LOT FRONTAGE ments of classical architecture. They are a of the lot at the main entrance to a structure. • – That portion of a lot abutting a street. The length of a lot line(s) common area to provide the most prominent HUMAN-SCALED • – The proportional rela- measured at the street right-of-way. signage for a building. tionship of a particular building, structure, LOW IMPACT DEVELOPMENT (LID) • FAÇADE – Any side of a building. The ex- or streetscape element to the human form • – a terior walls of a building exposed to public and function. term used to describe land planning and engineering design approaches that man- view or that wall viewed by persons not LANDSCAPED AREA • – The part or parts of a age stormwater runoff with an emphasis on within the building. lot developed and permanently maintained in grass and other plant materials, in which

92 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 5. Design Guidelines

conservation, use of on-site natural features, • PEDESTRIAN-ORIENTED – Describes an or direction. Signage is a term that refers and the protection of water quality. approach to circulation or accommoda- collectively to a group of individual signs. • MANSARD – A roof having a double slope on tion in which the pedestrian is the primary • SITE PLAN – A scaled illustration depicting all four (4) sides, the lower slope being much consideration. the planned layout of buildings, parking, steeper. A partial mansard façade consists of • PEDESTRIAN-SCALE – The relationship driveways, sidewalks, landscape, stormwa- the lower slope on one (1) or more sides, between an individual and his or her envi- ter facilities, and other features of the lot. with no direct relationship to the upper roof. ronment, whether natural or built, which The site plan is one element of the required • MASSING – The overall form of a building, contributes to an individual’s comfort and information of a site plan submittal or ap- its physical bulk and volume as it relates to sense of accessibility. plication. the site. • PIER – An upright support for a superstruc- • STREETSCAPE – The collection of elements • MASTER SIGNAGE PLAN – A written and ture, such as an arch or bridge. Specific to that constitute the physical makeup of a graphic document that portrays a coor- façades, it often refers to a raised column-like street and that, as a group, define its character dinated signage scheme for all signs for a element used to frame windows or bays. including building frontage, street paving, building that contains two or more establish- • RAIN GARDENS – A rain garden is a depres- street furniture, landscaping, open space ments or for a multi-tenant development. A sion that allows surface water to infiltrate the areas, and lighting. Master Signage Plan shall address sign type, ground. Plantings used for the rain garden • VISTA – A unique view to or from a particu- location, dimensions, surface area, materials should be native or adapted plants that are lar point through a passage or opening in a and lighting. suitable for wetland edges. feature of a building or site. • NECK-DOWN – Also referred to as a curb • SETBACK – The minimum horizontal dis- • WAYFINDING – Wayfinding signage refers to extension. A traffic calming measure that tance between the street, right-of-way line a family of signage products created for the extends the curb into the street at an inter- or lot line and the building. The distance purpose of directing people to and from a section to reduce the pedestrian crossing between a structure and any lot line. defined area, all while guiding them through distance. • SIGNAGE – Design or use of signs and sym- paths, marking destinations reached, and • PARAPET – A low wall or railing that extends bols to communicate a message to a specific providing both essential and commercial above the roof of a building. group, usually for the purpose of marketing instructions and data along the way.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 93 • YARD – Any open space on the same lot with a principal building, unoccupied, and unobstructed from the ground to the sky, except for accessory buildings or structures, or such projections as are expressly permitted in zoning regulations. A yard lies between the principal building and the lot lines. • ZONING DISTRICT – The basic unit in zoning. A portion of land in a community to which a uniform set of regulations applies, or a uniform set of regulations for a specific use.

94 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 6. REGULATIONS ON DEVELOPMENT

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 6.1 Parcel Regulations

This section includes the obligations of private developers who acquiring property from the Norwalk Redevelopment Agency. Developers are subject to all controls under Section 3 Land Use, Section 5 Design Guidelines, and Appendix 8.D Proposed Zoning Changes. In additions, the following regulations will apply:

6.1.1 There shall be no restriction of occupancy or use of any part of the project area on the basis of race, creed, color, sex, or national origin, All leases and sales agreements to the land and to the improvements on the land shall include this requirement and that or conformance with all such applicable law. 6.1.2 If a Request for Proposals (RFP) is issued for a parcel under the control of the Norwalk Redevelopment Agency, development of that parcel shall be governed by the terms of the LDA. Notwithstanding, the site plan, landscaping plan, and the exterior design of all building shall be subject to the review and approval of the Norwalk Redevelopment Agency, on the basis of the controls and guidelines set for by this plan in Section 3 Land Use and Section 5 Design Guidelines. 6.1.3 The construction of certain public improvements may be required as a precondition to the redevelopment of parcels within the Redevelopment Area. Developers shall work cooperatively with the City to ensure that such improvements are constructed in a timely manner. Any required improvements must be built according to the standards of the City of Norwalk and Section 5 Design Guidelines and they must be accepted by the City of Norwalk as complete and standard prior to the issuance of a temporary or final certificate of Occupancy for the private development. 6.1.4 Private actions within the Redevelopment Area may result in the displacement of families. The Norwalk Redevelopment Agency recommends the developer work with the City to provide priority accommodation for families within City-regulated housing inventory. The family should be given priority first for appropriate City-regulated housing within the Redevelopment Area and, if no such housing is available or suitable, the family should be given priority for appropriate City-regulated inventory within a reasonable distance of the housing from which the family was displaced.

96 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 6. Regulations on Development

6.2 Applicability and Duration 6.3 Property Acquisition Plan

These regulations apply to development pro- The Norwalk Redevelopment Agency does not anticipate purchasing properties to meet the goals of posals for any of the parcels within the South this Redevelopment Plan. Norwalk TOD Redevelopment Area shown on Figure 1-1: South Norwalk TOD Redevelopment Should properties be acquired to support an urban renewal project, this Redevelopment Plan must Area Boundary and identified in Appendix 8.A be amended as described in Section 6.4 Plan Approval and Amendments. Project Area Boundaries. Properties acquired by the Norwalk Redevelopment Agency may be disposed of by lease or sale at Except as specifically amended by the Norwalk the option of the Agency. Such disposition will specify the required schedule for commencement Redevelopment Agency, all requirements and and completion of construction on a parcel. No designated developer may sell its interest in a parcel controls in this plan shall be binding and in prior to completion of development without the written permission of the Norwalk Redevelopment force for 10 years after the date of approval. Agency.

The legislative body must review the plan at least once every ten years after initial approval and reapprove or amend the plan at least once every ten years after initial approval in order for the plan to remain in effect.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 97 6.4 Plan Approval and Amendments

6.4.1 PROCEDURE FOR APPROVAL

Pursuant to state legislation, the following process must be completed prior to the approval of this Redevelopment Plan by the Norwalk Redevelopment Agency and the Common Council of the City of Norwalk:

• The Norwalk Redevelopment Agency must request a written determination by the Planning and Zoning Commission that the Redevelopment Plan is consistent with the City of Norwalk’s Plan of Conservation and Development. • The Norwalk Redevelopment Agency must hold a public hearing on the Redevelopment Plan. • The Norwalk Redevelopment Agency may approve the Redevelopment Plan after the public hearing subject to certain findings as stated in Section 8-127 of Chapter 130 of the Connecticut General Statutes. • The legislative body must approve the Redevelopment Plan before it takes effect, as required by Section 8-136 of Chapter 130 of the Connecticut General Statutes. • The orwalkN Redevelopment Agency must publish a notice of the initial approval of the Redevelopment Plan in a newspaper having general circulation in the municipality.

The Norwalk Redevelopment Agency must publish the Redevelopment Plan on its website at least thirty-five days prior to the public hearing.

The Norwalk Redevelopment Agency must publish the notice of the public hearing at least twice in a newspaper of general circulation within Norwalk. The first notice must be published not less than two weeks before the date of the hearing.

98 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 6. Regulations on Development

6.4.2 PLAN AMENDMENTS

The Norwalk Redevelopment Agency may make minor modifications to this plan at any time. Minor modifications require the approval of the -Com missioners of the Norwalk Redevelopment Agency and include :

• Correction of typographical errors. • Removal of parcels or addition of parcels to the Redevelopment Area that are less than 1% of the total area of the Redevelopment Area.

Major modifications are governed by Section 8-136 of Chapter 130 of the Connecticut General Statutes and must follow the process outlined in Section 6.4.1 Procedures for Approval. Major modifications include the following:

• Changes to the Redevelopment Area Boundary (other than that described above). • Changes to the Goals of the Plan. • Changes to the Design Guidelines. • Any change that effectively creates a new redevelopment plan under Chapter 8-127 of the Connecticut General Statutes.

Approval for minor or major modifications shall be obtained from any affected developers or their successors in interest who had purchased or leased property under the terms of this plan before such modifications are effective.

All amendments to this Redevelopment Plan shall be recorded in Section 7 Amendments.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 99 100 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 7. AMENDMENTS

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN Any amendments to this Redevelopment Plan under Sec- tion 6.4.2 Plan Amendments shall be recorded in this section.

102 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. APPENDICES

8.A. PROJECT AREA BOUNDARIES

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 8.A.1 PARCELS WITHIN THE TOD DISTRICT 2-25-1-0 2-44-10-207 2-44-28-104 2-46-1-A2 2-46-1-D2 2-46-1-G5 2-55-5-0 2-58-17-0 2-61-2-0 2-62-12-310 2-63-1-0 2-64-4-2A 2-64-4-4G 2-75-138-22 8.A. Parcels within the 2-25-2-0 2-44-10-208 2-44-28-105 2-46-1-A3 2-46-1-D3 2-46-1-G6 2-55-6-0 2-58-18-0 2-61-3-0 2-62-12-311 2-63-2-0 2-64-4-2B 2-64-4-4H 2-75-138-23 Redevelopment Area 2-25-5-0 2-44-10-209 2-44-28-107 2-46-1-A4 2-46-1-D4 2-46-1-G7 2-55-7-0 2-58-22-0 2-61-4-0 2-62-12-312 2-63-3-0 2-64-4-2C 2-64-4-4I 2-75-138-24 2-25-6-0 2-44-10-210 2-44-28-201 2-46-1-A5 2-46-1-D5 2-46-1-G8 2-55-19-0 2-58-23-0 2-62-2-0 2-62-12-313 2-63-4-0 2-64-4-2D 2-64-4-4J 2-75-138-25 The following tables list the parcels within the 2-25-12-0 2-44-10-211 2-44-28-202 2-46-1-A6 2-46-1-D6 2-46-1-G9 2-55-21-0 2-58-24-0 2-62-3-0 2-62-12-401 2-63-5-0 2-64-4-2E 2-64-4-4K 2-75-138-26 Redevelopment Area by subarea. 2-25-13-0 2-44-10-301 2-44-28-203 2-46-1-A7 2-46-1-D7 2-46-1-H1 2-55-22-0 2-58-25-0 2-62-10-0 2-62-12-402 2-63-7-0 2-64-4-2F 2-64-4-4L 2-75-138-27 2-25-18-0 2-44-10-302 2-44-28-204 2-46-1-A8 2-46-1-D8 2-46-1-H10 2-55-24-0 2-58-26-0 2-62-11-0 2-62-12-403 2-63-8-0 2-64-4-2G 2-75-127-0 2-75-138-28 2-25-19-0 2-44-10-303 2-44-28-205 2-46-1-A9 2-46-1-D9 2-46-1-H2 2-55-27-0 2-58-27-0 2-62-12-0 2-62-12-404 2-63-9-0 2-64-4-2H 2-75-130-0 2-75-138-29 2-25-20-0 2-44-10-304 2-44-28-206 2-46-1-B1 2-46-1-E1 2-46-1-H3 2-55-28-0 2-58-28-0 2-62-12-201 2-62-12-405 2-63-10-0 2-64-4-2I 2-75-133-0 2-75-138-30 2-25-28-0 2-44-10-305 2-44-28-207 2-46-1-B10 2-46-1-E2 2-46-1-H4 2-55-29-0 2-58-29-0 2-62-12-202 2-62-12-406 2-63-11-0 2-64-4-2J 2-75-138-1 2-75-138-31 2-25-29-0 2-44-10-306 2-44-28-301 2-46-1-B2 2-46-1-E3 2-46-1-H5 2-55-30-0 2-58-30-0 2-62-12-203 2-62-12-407 2-63-12-0 2-64-4-2K 2-75-138-10 2-75-138-32 2-25-30-0 2-44-10-307 2-44-28-302 2-46-1-B3 2-46-1-E4 2-46-1-H6 2-57-1-0 2-58-31-0 2-62-12-204 2-62-12-408 2-63-13-0 2-64-4-2L 2-75-138-11 2-75-138-33 2-25-34-0 2-44-10-308 2-44-28-303 2-46-1-B4 2-46-1-F1 2-46-1-H7 2-57-2-0 2-58-32-0 2-62-12-205 2-62-12-409 2-63-14-0 2-64-4-3A 2-75-138-12 2-75-138-34 2-41-1-0 2-44-10-309 2-44-28-304 2-46-1-B5 2-46-1-F10 2-46-1-H8 2-57-3-0 2-58-33-0 2-62-12-206 2-62-12-410 2-63-15-0 2-64-4-3B 2-75-138-13 2-75-138-35 2-42-2-0 2-44-10-310 2-44-28-305 2-46-1-B6 2-46-1-F11 2-46-1-H9 2-57-4-0 2-58-34-0 2-62-12-207 2-62-12-411 2-63-16-0 2-64-4-3C 2-75-138-14 2-75-138-36 2-42-3-0 2-44-13-0 2-44-28-306 2-46-1-B7 2-46-1-F2 2-46-1-I1 2-57-5-0 2-58-35-0 2-62-12-208 2-62-12-412 2-63-17-0 2-64-4-3D 2-75-138-15 2-75-138-37 2-42-3A-0 2-44-14-0 2-44-28-307 2-46-1-B8 2-46-1-F3 2-46-1-I2 2-57-6-0 2-58-36-0 2-62-12-209 2-62-12-413 2-63-18-0 2-64-4-3E 2-75-138-16 2-75-138-38 2-42-4-0 2-44-19-0 2-44-30-0 2-46-1-B9 2-46-1-F4 2-46-1-I3 2-57-7-0 2-58-37-0 2-62-12-210 2-62-14-0 2-64-2-0 2-64-4-3F 2-75-138-17 2-75-138-39 2-44-1-0 2-44-20-0 2-44-31-0 2-46-1-C1 2-46-1-F5 2-46-1-I4 2-57-8-0 2-58-38-0 2-62-12-211 2-62-15-0 2-64-4-1A 2-64-4-3G 2-75-138-18 2-75-138-40 2-44-6-0 2-44-21-0 2-45-1-0 2-46-1-C10 2-46-1-F6 2-46-1-I5 2-57-9-0 2-58-39-0 2-62-12-212 2-62-16-0 2-64-4-1B 2-64-4-3H 2-75-138-19 2-75-138-41 2-44-7-0 2-44-22-0 2-45-2-0 2-46-1-C11 2-46-1-F7 2-46-1-I6 2-57-10-0 2-58-44-0 2-62-12-213 2-62-17-0 2-64-4-1C 2-64-4-3I 2-75-138-2 2-75-138-42 2-44-8-0 2-44-23-0 2-45-10-0 2-46-1-C2 2-46-1-F8 2-46-1-I7 2-57-11-0 2-58-45-0 2-62-12-301 2-62-18-0 2-64-4-1D 2-64-4-3J 2-75-138-3 2-75-138-43 2-44-9-0 2-44-25-0 2-45-11-0 2-46-1-C3 2-46-1-F9 2-46-1-I8 2-58-1-0 2-58-46-0 2-62-12-302 2-62-19-0 2-64-4-1E 2-64-4-3K 2-75-138-4 2-75-138-44 2-44-10-0 2-44-28-1 2-45-12-0 2-46-1-C4 2-46-1-G1 2-46-1-I9 2-58-2-0 2-59-1-0 2-62-12-303 2-62-20-0 2-64-4-1F 2-64-4-3L 2-75-138-5 2-75-138-45 2-44-10-201 2-44-28-2 2-46-1-A1 2-46-1-C5 2-46-1-G10 2-53-5-0 2-58-3-0 2-60-1-0 2-62-12-304 2-62-21-0 2-64-4-1G 2-64-4-4A 2-75-138-6 2-75-138-46 2-44-10-202 2-44-28-3 2-46-1-A10 2-46-1-C6 2-46-1-G11 2-53-6-0 2-58-4-0 2-60-6-0 2-62-12-305 2-62-22-0 2-64-4-1H 2-64-4-4B 2-75-138-7 2-75-138-47 2-44-10-203 2-44-28-4 2-46-1-A11 2-46-1-C7 2-46-1-G12 2-55-1-0 2-58-8-0 2-60-7-0 2-62-12-306 2-62-23-0 2-64-4-1I 2-64-4-4C 2-75-138-8 2-75-138-48 2-44-10-204 2-44-28-101 2-46-1-A12 2-46-1-C8 2-46-1-G2 2-55-2-0 2-58-9-0 2-60-9-0 2-62-12-307 2-62-25-0 2-64-4-1J 2-64-4-4D 2-75-138-9 2-75-138-49 2-44-10-205 2-44-28-102 2-46-1-A13 2-46-1-C9 2-46-1-G3 2-55-3-0 2-58-15-0 2-60-11-0 2-62-12-308 2-62-26-0 2-64-4-1K 2-64-4-4E 2-75-138-20 2-75-138-50 2-44-10-206 2-44-28-103/06 2-46-1-A14 2-46-1-D1 2-46-1-G4 2-55-4-0 2-58-16-0 2-61-1-0 2-62-12-309 2-62-28-0 2-64-4-1L 2-64-4-4F 2-75-138-21 2-75-138-51

104 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

2-25-1-0 2-44-10-207 2-44-28-104 2-46-1-A2 2-46-1-D2 2-46-1-G5 2-55-5-0 2-58-17-0 2-61-2-0 2-62-12-310 2-63-1-0 2-64-4-2A 2-64-4-4G 2-75-138-22 2-25-2-0 2-44-10-208 2-44-28-105 2-46-1-A3 2-46-1-D3 2-46-1-G6 2-55-6-0 2-58-18-0 2-61-3-0 2-62-12-311 2-63-2-0 2-64-4-2B 2-64-4-4H 2-75-138-23 2-25-5-0 2-44-10-209 2-44-28-107 2-46-1-A4 2-46-1-D4 2-46-1-G7 2-55-7-0 2-58-22-0 2-61-4-0 2-62-12-312 2-63-3-0 2-64-4-2C 2-64-4-4I 2-75-138-24 2-25-6-0 2-44-10-210 2-44-28-201 2-46-1-A5 2-46-1-D5 2-46-1-G8 2-55-19-0 2-58-23-0 2-62-2-0 2-62-12-313 2-63-4-0 2-64-4-2D 2-64-4-4J 2-75-138-25 2-25-12-0 2-44-10-211 2-44-28-202 2-46-1-A6 2-46-1-D6 2-46-1-G9 2-55-21-0 2-58-24-0 2-62-3-0 2-62-12-401 2-63-5-0 2-64-4-2E 2-64-4-4K 2-75-138-26 2-25-13-0 2-44-10-301 2-44-28-203 2-46-1-A7 2-46-1-D7 2-46-1-H1 2-55-22-0 2-58-25-0 2-62-10-0 2-62-12-402 2-63-7-0 2-64-4-2F 2-64-4-4L 2-75-138-27 2-25-18-0 2-44-10-302 2-44-28-204 2-46-1-A8 2-46-1-D8 2-46-1-H10 2-55-24-0 2-58-26-0 2-62-11-0 2-62-12-403 2-63-8-0 2-64-4-2G 2-75-127-0 2-75-138-28 2-25-19-0 2-44-10-303 2-44-28-205 2-46-1-A9 2-46-1-D9 2-46-1-H2 2-55-27-0 2-58-27-0 2-62-12-0 2-62-12-404 2-63-9-0 2-64-4-2H 2-75-130-0 2-75-138-29 2-25-20-0 2-44-10-304 2-44-28-206 2-46-1-B1 2-46-1-E1 2-46-1-H3 2-55-28-0 2-58-28-0 2-62-12-201 2-62-12-405 2-63-10-0 2-64-4-2I 2-75-133-0 2-75-138-30 2-25-28-0 2-44-10-305 2-44-28-207 2-46-1-B10 2-46-1-E2 2-46-1-H4 2-55-29-0 2-58-29-0 2-62-12-202 2-62-12-406 2-63-11-0 2-64-4-2J 2-75-138-1 2-75-138-31 2-25-29-0 2-44-10-306 2-44-28-301 2-46-1-B2 2-46-1-E3 2-46-1-H5 2-55-30-0 2-58-30-0 2-62-12-203 2-62-12-407 2-63-12-0 2-64-4-2K 2-75-138-10 2-75-138-32 2-25-30-0 2-44-10-307 2-44-28-302 2-46-1-B3 2-46-1-E4 2-46-1-H6 2-57-1-0 2-58-31-0 2-62-12-204 2-62-12-408 2-63-13-0 2-64-4-2L 2-75-138-11 2-75-138-33 2-25-34-0 2-44-10-308 2-44-28-303 2-46-1-B4 2-46-1-F1 2-46-1-H7 2-57-2-0 2-58-32-0 2-62-12-205 2-62-12-409 2-63-14-0 2-64-4-3A 2-75-138-12 2-75-138-34 2-41-1-0 2-44-10-309 2-44-28-304 2-46-1-B5 2-46-1-F10 2-46-1-H8 2-57-3-0 2-58-33-0 2-62-12-206 2-62-12-410 2-63-15-0 2-64-4-3B 2-75-138-13 2-75-138-35 2-42-2-0 2-44-10-310 2-44-28-305 2-46-1-B6 2-46-1-F11 2-46-1-H9 2-57-4-0 2-58-34-0 2-62-12-207 2-62-12-411 2-63-16-0 2-64-4-3C 2-75-138-14 2-75-138-36 2-42-3-0 2-44-13-0 2-44-28-306 2-46-1-B7 2-46-1-F2 2-46-1-I1 2-57-5-0 2-58-35-0 2-62-12-208 2-62-12-412 2-63-17-0 2-64-4-3D 2-75-138-15 2-75-138-37 2-42-3A-0 2-44-14-0 2-44-28-307 2-46-1-B8 2-46-1-F3 2-46-1-I2 2-57-6-0 2-58-36-0 2-62-12-209 2-62-12-413 2-63-18-0 2-64-4-3E 2-75-138-16 2-75-138-38 2-42-4-0 2-44-19-0 2-44-30-0 2-46-1-B9 2-46-1-F4 2-46-1-I3 2-57-7-0 2-58-37-0 2-62-12-210 2-62-14-0 2-64-2-0 2-64-4-3F 2-75-138-17 2-75-138-39 2-44-1-0 2-44-20-0 2-44-31-0 2-46-1-C1 2-46-1-F5 2-46-1-I4 2-57-8-0 2-58-38-0 2-62-12-211 2-62-15-0 2-64-4-1A 2-64-4-3G 2-75-138-18 2-75-138-40 2-44-6-0 2-44-21-0 2-45-1-0 2-46-1-C10 2-46-1-F6 2-46-1-I5 2-57-9-0 2-58-39-0 2-62-12-212 2-62-16-0 2-64-4-1B 2-64-4-3H 2-75-138-19 2-75-138-41 2-44-7-0 2-44-22-0 2-45-2-0 2-46-1-C11 2-46-1-F7 2-46-1-I6 2-57-10-0 2-58-44-0 2-62-12-213 2-62-17-0 2-64-4-1C 2-64-4-3I 2-75-138-2 2-75-138-42 2-44-8-0 2-44-23-0 2-45-10-0 2-46-1-C2 2-46-1-F8 2-46-1-I7 2-57-11-0 2-58-45-0 2-62-12-301 2-62-18-0 2-64-4-1D 2-64-4-3J 2-75-138-3 2-75-138-43 2-44-9-0 2-44-25-0 2-45-11-0 2-46-1-C3 2-46-1-F9 2-46-1-I8 2-58-1-0 2-58-46-0 2-62-12-302 2-62-19-0 2-64-4-1E 2-64-4-3K 2-75-138-4 2-75-138-44 2-44-10-0 2-44-28-1 2-45-12-0 2-46-1-C4 2-46-1-G1 2-46-1-I9 2-58-2-0 2-59-1-0 2-62-12-303 2-62-20-0 2-64-4-1F 2-64-4-3L 2-75-138-5 2-75-138-45 2-44-10-201 2-44-28-2 2-46-1-A1 2-46-1-C5 2-46-1-G10 2-53-5-0 2-58-3-0 2-60-1-0 2-62-12-304 2-62-21-0 2-64-4-1G 2-64-4-4A 2-75-138-6 2-75-138-46 2-44-10-202 2-44-28-3 2-46-1-A10 2-46-1-C6 2-46-1-G11 2-53-6-0 2-58-4-0 2-60-6-0 2-62-12-305 2-62-22-0 2-64-4-1H 2-64-4-4B 2-75-138-7 2-75-138-47 2-44-10-203 2-44-28-4 2-46-1-A11 2-46-1-C7 2-46-1-G12 2-55-1-0 2-58-8-0 2-60-7-0 2-62-12-306 2-62-23-0 2-64-4-1I 2-64-4-4C 2-75-138-8 2-75-138-48 2-44-10-204 2-44-28-101 2-46-1-A12 2-46-1-C8 2-46-1-G2 2-55-2-0 2-58-9-0 2-60-9-0 2-62-12-307 2-62-25-0 2-64-4-1J 2-64-4-4D 2-75-138-9 2-75-138-49 2-44-10-205 2-44-28-102 2-46-1-A13 2-46-1-C9 2-46-1-G3 2-55-3-0 2-58-15-0 2-60-11-0 2-62-12-308 2-62-26-0 2-64-4-1K 2-64-4-4E 2-75-138-20 2-75-138-50 2-44-10-206 2-44-28-103/06 2-46-1-A14 2-46-1-D1 2-46-1-G4 2-55-4-0 2-58-16-0 2-61-1-0 2-62-12-309 2-62-28-0 2-64-4-1L 2-64-4-4F 2-75-138-21 2-75-138-51

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 105 2-75-138-52 2-76-11-0 2-77-4-0 2-82-4-0 2-83-8-17E 5-83-138-0 2-75-138-53 2-76-12-0 2-77-7-0 2-82-5-0 2-83-8-18E 5-83-140-0 2-75-138-54 2-76-13-0 2-77-8-0 2-82-8-0 2-83-8-19D 5-83-141-0 2-75-138-55 2-76-14-1 2-78-1-0 2-82-8A-0 2-83-8-20GB 5-83-142-0 2-75-138-56 2-76-14-2 2-78-2-0 2-82-9-0 2-83-8-21GB 5-83-144-0 2-75-138-57 2-76-14-3 2-78-3-0 2-82-10-0 2-83-8-22GB 2-75-140-0 2-76-14-4 2-78-4-0 2-82-11-0 2-83-8-23GB 2-75-161-0 2-76-14-5 2-78-5-0 2-82-14-0 2-83-8-24GB 2-75-162-0 2-76-14-6 2-78-6-0 2-82-19-0 2-83-8-25GB 2-75-163-0 2-76-15-0 2-78-7-0 2-82-20-0 2-83-8-26F 2-75-71-0 2-76-16-0 2-78-8-0 2-82-21-0 2-83-8-27G 2-76-2-0 2-76-17-0 2-78-9-0 2-82-23-0 2-83-8-28G 2-76-3-0 2-76-18-0 2-78-10-0 2-83-8-1H 2-83-8-29G 2-76-3A-0 2-76-19-0 2-78-11-0 2-83-8-2H 2-83-8-30G 2-76-5-A 2-76-20-0 2-78-12-0 2-83-8-3E 2-83-8-31G 2-76-5-B 2-76-21-0 2-78-13-0 2-83-8-4D 2-83-8-32G 2-76-5-C 2-76-22-0 2-78-14-0 2-83-8-5E 2-83-8-33G 2-76-5-D 2-76-24-0 2-78-15-0 2-83-6-0 2-83-8-34G 2-76-5-E 2-76-25-0 2-78-18-0 2-83-8-6D 2-83-8-35G 2-76-5-F 2-76-26-0 2-78-19-0 2-83-8-7A 2-83-8-36G 2-76-6-0 2-76-27-0 2-78-20-0 2-83-8-0 2-83-8-37G 2-76-7-1 2-76-28-0 2-78-21-0 2-83-8-8B 2-83-8-38C 2-76-7-2 2-76-29-0 2-79-1-0 2-83-8-9C 2-83-8-39C 2-76-7-3 2-76-30-0 2-79-3-0 2-83-8-10B 2-83-8-40GB 2-76-7-4 2-76-31-0 2-79-4-0 2-83-8-11B 2-83-8-41GB 2-76-7-5 2-76-32-0 2-79-5-0 2-83-8-12C 2-83-8-42GB 2-76-7-6 2-76-34-0 2-79-6-0 2-83-8-13J 2-83-8-43GB 2-76-8-0 2-76-35-0 2-82-1-0 2-83-8-14J 2-83-8-44K 2-76-9-0 2-76-36-0 2-82-2-0 2-83-8-15D 2-83-9-0 2-76-10-0 2-76-37-0 2-82-3-0 2-83-8-16D 2-83-10-0

106 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8.A.2 PARCELS WITHIN THE LEXINGTON AVENUE NEIGHBORHOOD

2-65-2-0 2-65-43-0 2-66-17-0 2-66-49-0 2-68-22-0 2-74-29-A 2-75-24-0 2-75-52-5 5-82-26-D 5-83-89-0 5-83-119-0 2-65-3-0 2-65-44-0 2-66-18-0 2-66-50-0 2-68-34-0 2-74-29-B 2-75-25-0 2-75-52-6 5-82-26-E 5-83-90-0 5-83-120-0 2-65-4-0 2-65-45-0 2-66-19-0 2-66-51-0 2-68-35-0 2-74-30-A 2-75-26-0 2-75-52-7 5-82-26-F 5-83-91-0 5-83-121-0 2-65-5-0 2-65-46-0 2-66-20-0 2-66-52-0 2-68-38-0 2-74-30-B 2-75-27-0 2-75-52-8 5-82-27-0 5-83-92-0 5-83-122-0 2-65-6-0 2-65-47-0 2-66-22-0 2-66-54-0 2-74-1-0 2-75-1-0 2-75-27A-0 2-75-52-9 5-82-28-0 5-83-93-0 5-83-123-0 2-65-7-0 2-65-48-0 2-66-23-0 2-66-55-1 2-74-2-0 2-75-2-0 2-75-29-0 2-75-52-10 5-82-29-0 5-83-94-0 5-83-126-0 2-65-8-0 2-65-50-0 2-66-24-0 2-66-55-2 2-74-3-0 2-75-3-0 2-75-32-0 2-75-52-11 5-82-30-0 5-83-95-0 5-83-126A-0 2-65-9-0 2-65-6A-0 2-66-25-0 2-66-55-3 2-74-4-0 2-75-4-0 2-75-33-0 2-75-54-0 5-82-31-0 5-83-96-0 5-83-127-0 2-65-11-0 2-66-1-0 2-66-26-0 2-66-55-4 2-74-5-0 2-75-5-0 2-75-34-0 2-75-55-0 5-82-117-A 5-83-97-0 5-83-128-0 2-65-12-0 2-66-2-0 2-66-27-0 2-67-1-0 2-74-6-0 2-75-6-0 2-75-35-0 2-75-56-0 5-82-117-B 5-83-98-0 5-83-129-0 2-65-13-0 2-66-3-0 2-66-28-0 2-67-2-0 2-74-7-0 2-75-7-0 2-75-36-0 5-74-146-0 5-82-246-0 5-83-99-0 5-83-131-0 2-65-14-0 2-65-48-0 2-66-29-0 2-67-14-0 2-74-8-0 2-75-8-0 2-75-37-0 5-82-1-0 5-82-249-0 5-83-100-0 5-83-132-0 2-65-15-0 2-65-50-0 2-66-30-0 2-67-15-0 2-74-9-0 2-75-9-0 2-75-38-0 5-82-2-0 5-82-251-0 5-83-101-0 5-83-133-0 2-65-16-0 2-65-6A-0 2-66-31-0 2-67-16-0 2-74-10-0 2-75-11-0 2-75-39-0 5-82-2A-0 5-83-72-0 5-83-102-0 5-83-135-0 2-65-17-0 2-66-1-0 2-66-32-0 2-67-16A-0 2-74-11-0 2-75-12-0 2-75-40-0 5-82-3-0 5-83-73-0 5-83-103-0 5-83-136-0 2-65-18-0 2-66-2-0 2-66-33-0 2-67-17-0 2-74-12-0 2-75-13-0 2-75-41-0 5-82-4-0 5-83-74-0 5-83-104-0 5-83-137-0 2-65-19-0 2-66-3-0 2-66-34-0 2-67-18-0 2-74-13-0 2-75-14-0 2-75-42-0 5-82-8-0 5-83-75-0 5-83-105-0 5-83-174-0 2-65-20-0 2-66-4-0 2-66-35-0 2-67-19-0 2-74-14-0 2-75-15-0 2-75-43-0 5-82-9-0 5-83-76-0 5-83-106-0 5-83-179-0 2-65-21-0 2-66-5-0 2-66-36-0 2-67-20-0 2-74-15-0 2-75-16-0 2-75-44-0 5-82-10-0 5-83-77-0 5-83-107-0 5-83-185-0 2-65-31-0 2-66-6-0 2-66-37-0 2-67-22-0 2-74-16-0 2-75-167-0 2-75-45-0 5-82-11-0 5-83-78-0 5-83-108-0 5-83-188-0 2-65-32-0 2-66-7-0 2-66-38-0 2-67-23-0 2-74-17-0 2-75-169-0 2-75-46-0 5-82-12-0 5-83-79-0 5-83-109-0 5-83-191-0 2-65-33-0 2-66-8-0 2-66-39-0 2-67-24-0 2-74-18-0 2-75-169-0 2-75-47-0 5-82-13-0 5-83-81-0 5-83-110-0 5-83-192-0 2-65-34-0 2-66-8A-0 2-66-40-0 2-67-25-0 2-74-19-0 2-75-170-0 2-75-48-0 5-82-18-0 5-83-82-0 5-83-111-0 5-83-193-0 2-65-35-0 2-66-9-0 2-66-41-0 2-67-26-0 2-74-20-0 2-75-173-0 2-75-49-0 5-82-19-0 5-83-83-0 5-83-112-0 5-83-201-0 2-65-36-0 2-66-10-0 2-66-42-0 2-67-27-0 2-74-21-0 2-75-174-0 2-75-50-0 5-82-20-0 5-83-84-0 5-83-113-0 2-65-38-0 2-66-11-0 2-66-44-0 2-68-17-0 2-74-22-0 2-75-18-0 2-75-51-0 5-82-21-0 5-83-84A-0 5-83-114-0 2-65-39-0 2-66-12-0 2-66-45-0 2-68-18-0 2-74-24-0 2-75-19-0 2-75-52-1 5-82-22-0 5-83-85-0 5-83-115-0 2-65-40-0 2-66-13-0 2-66-46-0 2-68-19-0 2-74-26-0 2-75-20-0 2-75-52-2 5-82-26-A 5-83-86-0 5-83-116-0 2-65-41-0 2-66-14-0 2-66-47-0 2-68-20-C 2-74-27-0 2-75-22-0 2-75-52-3 5-82-26-B 5-83-87-0 5-83-117-0 2-65-42-0 2-66-15-0 2-66-48-0 2-68-20-D 2-74-28-0 2-75-23-0 2-75-52-4 5-82-26-C 5-83-88-0 5-83-118-0

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 108 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8.B. DETERMINATION OF BLIGHTED CONDITIONS

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN The proposed Redevelopment Area meets the requirements of both Chapter 130 Section 8-125 8.B.1 Summary and CFR 570.208(b)(1). A memorandum from The Cecil Group to the Norwalk Redevelopment Under CGS Chapter 130 Section 8-125(7), a Agency, dated April 14, 2015, provides the analysis that supports this finding. Redevelopment Area is “deteriorated, deterio- The total number of properties in the two subareas is 496; 373 parcels meet one or more of the rating, substandard, or detrimental to the safety, criteria above. Thus 75% of the parcels within the Redevelopment Area meet both the state and health, morals or welfare of the community.” federal criteria for deteriorated conditions and significantly exceed the 20% (for state) and 25% (for The statutes define “deteriorated” or “deterio- federal) thresholds. rating” in terms of the number of buildings that are deficient or that have environmental defi- The table below summarizes the number of properties and percentage of the total. ciencies and lists a number of possible types of deficiencies. For the State of Connecticut, 20% NUMBER OF PERCENTAGE TOTAL of the buildings in the area must meet this defi- PROPERTIES OF PROPERTIES MEETS MEETS SUBAREA NUMBER OF nition, but not every building must meet every MEETING ONE OR MEETING ONE OR STATE? FEDERAL? PROPERTIES definition. MORE CRITERIA MORE CRITERIA TOD-District 209 161 77% Y Y The CDBG Program has slightly different re- Lexington quirement. Under CFR 570.208(b)(1), the area Avenue 287 212 74% Y Y must meet the requirements of the relevant state Neighborhood law and must also meet one of two additional Total 496 373 75% Y Y criteria: either 25% of the buildings within the area must meet certain conditions, compatible with those in CGS Chapter 130, or the public infrastructure must be in a “general state of deterioration.”

110 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

TOD Redevelopment Area TOD Redevelopment Area TOD District Boundary TOD District Boundary Proposed South Norwalk TOD Redevelopment Area North Main St TOD District Parcels TOD District Parcels Lexington Avenue Neighborhood Lexington Avenue Neighborhood Lexington Avenue Parcels Washington St Lexington Avenue Parcels

South Norwalk Metro-North Washington St * Railroad Station

Madison St Madison St Haviland St

Elizabeth St

Monroe St Hanford Place

State St

*Railroad R-O-W Dr. Martin Luther King Jr. Drive Raymond St

Spring St Franklin St Franklin * Henry St Henry St

Day St Water St Water

Mulvoy St South Main St

Old Railroad R-O-W Concord St

Chestnut St Woodward Ave

Ely Ave

Merritt Pl St Day

Burritt Ave Merritt St

Larsen St

Lexington Ave Lexington Lubrano Pl Lubrano Burritt Ave

Olean St

Laura St Snowden St

Kossuth St Kossuth Belle Ave

Austin St Cardinal Pl

Hemlock Place Papp St

Hemlock Place

Ely Ave Dr. Martin Luther King Jr. Drive

Lexington Ave

Knapp St Knapp St

Taft St Oxford St Oxford

Moscariello Pl Moscariello Pl

Tito Ct Meadow Lane Terry St Ext.

770 385 0 770 Feet 770 385 0 770 Feet ..FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 111 8.B.2 Methodology

Not every building or parcel must meet the conditions identified in CGS Chapter 130 Section The following sections contain the relevant 8-125(7) or of CFR 570.208(b)(1); the analysis in this report seeks to determine whether there is analysis and evidence for the conditions listed a preponderance of conditions throughout the area. above. These sections are as follows: Environ- mental Contaminants, Incompatible Uses, and The table below contains a list of the regulatory definitions this analysis considers and the condi- Flood Conditions. tions that meet that meet those definitions. Many of the buildings within the proposed Redevelopment Area are in poor condition or have significant deferred maintenance. A full REGULATORY building inventory is not included within this DESCRIPTION CONDITIONS REFERENCE memorandum as it was not necessary to estab- Pre-1978 construction lish conditions of blight as sufficient other con- Chapter 130 Section Conditions from a defect that are not (probable lead paint) 8-125(7)(B) correctable by normal maintenance ditions exist that met the requirements at both Brownfields the state and Federal levels. However, a selection Chapter 130 Section Other equally significant building Flood Plain and potential of photographs documenting conditions in the 8-125(7)(M) deficiencies or environmental deficiencies for flood blight area is provided throughout the report and in a Pre-1978 construction section noting other relevant conditions at the (probable lead paint) CFR 570.208(b)(1)(ii)(A) Known or suspected environmental end of the report. Brownfields (5) contamination Flood Plain and potential for flood blight Chapter 130 Section Detrimental land uses or conditions, such Uses incompatible with 8-125(7)(J) as incompatible uses residential uses

112 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

SUSPECTED ENVIRONMENTAL a hazard to adults if the lead paint is sanded or CONTAMINANTS otherwise removed without adequate protective measures. Chapter 130 Section 8-125(7)(B): Conditions from a defect that are not correctable by normal Brownfields may be contaminated with a num- maintenance ber of different hazardous chemicals, depending CFR 570.208(b)(1)(ii)(A)(5): Known or suspect- on the previous use of the land. These materials, ed environmental contamination if not contained or treated, may leach into the The existence of certain contaminates can be local water supply, spill onto adjacent proper- deduced from two different conditions: struc- ties, or otherwise contaminate the area beyond tures built prior to 1978, which are likely to the original lot. In flood-prone areas, such as Figure 8.B.1: Contractor Yard Storage on Corner of contain lead paint, and brownfields which may parts of South Norwalk, untreated hazardous Larsen Street and South Main Street have one or more environmental contaminants materials may spread beyond their original bor- from previous uses. In both cases, normal main- ders as a result of significant flooding. tenance for both buildings and sites are unlikely to address the presence of contaminants. Lead Two diagrams below provide evidence for con- paint must be removed or encapsulated and en- ditions that meet the requirements of CGS vironmental contaminants embedded in the soil Chapter 130 Section 8-125(7)(B) and CFR must be treated or removed with specific pro- 570.208(b)(1)(ii)(A)(5). The first diagram cedures and materials. Homeowners and small shows identified brownfields within the Rede- businesses typically do not have the resources velopment Area. The data for the brownfields to implement these procedures and must either comes from an inventory of brownfields com- not address the problem or rely on grants or pleted by the Norwalk Redevelopment Agency loans to cover the costs of remediation. in 2007. The second diagrams identifies structures built prior to 1978 and identifies those Lead paint is a significant hazard for young chil- that have been subsequently updated within the dren who may absorb lead through playing in proposed Redevelopment Area. The underlying soil contaminated by exterior lead paint or in- data was provided by the City’ of Norwalk’s GIS gest lead from chips or dust from deteriorating Department and includes data from the City Figure 8.B.2: Pre-1978 Construction on the corner lead paint within their homes. Lead can also be Assessor’s Office. of Hanford Place and South Main Street

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 113 The summary table below shows the number of properties in the Redevelopment Area that meets these conditions and the percentage of the total number of properties within the district.

PROPERTIES % OF MEETS MEETS SUBAREA THAT MEET TOTAL STATE? FEDERAL? CONDITIONS Pre-1978 121 58% Y Y TOD-District Brownfields 32 15% N N Lexington Avenue Pre-1978 212 74% Y Y Neighborhood Brownfields 1 0% N N

Note that this analysis counts properties, not buildings. The City of Norwalk’s GIS Department confirmed that the building data is in the process of being updated and the building data that were available are from 2009. A visual inspection and an examination of the available data confirms that in some cases, there are multiple buildings on a single site. The data above is a reasonable estimate of the existing conditions and probably undercounts the number of buildings affected.

114 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

Location of Brownfields within Proposed South Norwalk TOD Redevelopment Area

The Norwalk Redevelopment Agency identified the shaded sites in their 2007 Brownfield Inventory.

TOD-District

TOD-District Buildings

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 115 Locations of Probable Lead within TOD-District Proposed South Norwalk TOD Redevelopment Area The shaded area represents a parcel whose principal building was constructed prior to 1978. Parcels that have been hatched in diagonal lines indicate properties that were updated after 1978. The City of Norwalk’s Tax Assessor’s Office provided the data for this indication.

Areas that are both shaded and hatched indicate an older building that has been updated. For the purpose of this analysis, the assumption is that these properties have addressed environmental conditions such as lead paint, and so they have not been counted in the totals in the table above. It is possible that this methodology may under- count the number of parcels whose structures have lead paint.

116 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

INCOMPATIBLE USES to the goal of revitalizing the area, and the blighting influence of these uses should be noted and addressed. Chapter 130 Section 8-125(7)(J) Detrimental land uses or conditions, such as incompatible uses PROPERTIES % OF MEETS MEETS Structures with a mix of uses are not necessar- SUBAREA THAT MEET TOTAL STATE? FEDERAL? ily incompatible – in fact, buildings that con- CONDITIONS tain a mix of retail and/or office and residential Adjacent to are desirable for the proposed Redevelopment TOD District Incompatible 25 12% N N Area, especially within the TOD District. How- Uses Adjacent to ever, the spread of incompatible uses – such as Lexington Avenue Incompatible 71 25% Y Y Neighborhood contractor’s yards storing material and heavy Uses equipment – into areas that are primarily residential can be a blighting factor on the health of a neighborhood and the ability to revitalize a struggling area.

Two subareas, the TOD District and the Lex- ington Avenue Neighborhood – have problems Figure 8.B.3: Contractor's Yard on Corner of Chestnut and Merritt Streets with incompatible uses. The maps on the next two pages indicate where probably incompatible uses abut residential uses. In the TOD District, the analysis considers land uses identified as industrial as incompatible with residential uses. In Lexington Avenue, the analysis considers both commercial and industrial uses that are putting Figure 8.B.4: Commercial and Residential in Close pressure on the residential core both within the Proximity on South Main Street above right and area and along its border. below right

Although the TOD District does not meet the required percentage standard, the cluster of contractor’s yards and other industrial uses in the southern part of the subarea is detrimental

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 117 Location of Incompatible Uses TOD-District within Proposed South Norwalk TOD TOD-District Buildings TOD-District Industrial and Utility Land Use Redevelopment Area

The Redevelopment Area is a mixed-use area that includes residential, commercial, indus- TOD-District Residential Land Use trial, and buildings with a mix of uses – some appropriate and other not. Because this is a mixed-use area, commercial uses have not been included in this analysis and the focus is on the proximity of industrial uses to residential uses.

The southern part of the area includes a number of contractor’s yards and older industrial buildings that abut residential uses. Although the number of parcels does not meet the minimum percentages required by the legislation, the number of buildings may qualify as three sites have multiple buildings on a single parcel. In addition, the same parcel may be impacted by more than one adjacent use.

The incompatible uses may be undercounted in this area – some contractors yards are identified in the GIS data as commercial rather than industrial – one of these has been identified on this map. However, some parcels identified as industrial may be office.

118 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

Lexington Avenue is a densely settled residential area along a ridge to the south of the South Norwalk Metro-North Railroad Station. The northern tip is a mixed-use area that is zoned Neighborhood Business. Although Lexington Avenue is zoned for neighborhood business, it remains primarily residential.

The residential parcels that abut the mixed-use tip were not counted in this analysis but those next to the businesses on Olean Street and further south are. The neighborhood is slightly protected by the grade changes from the abutting industrial and commercial uses along the boundary, but the negative impact of these uses is beginning to encroach into the core of the neighborhood.

Figure 8.B.5: Contractor Storage on Kossuth Street

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 119 FLOOD CONDITIONS to storm-induced velocity wave action.”2 The Chapter 130 Section 8-125(7)(M): Other equally 1-percent-annual-chance flood event is com- significant building deficiencies or environmental monly known as the 100-year flood. Sixty-seven deficiencies of the parcels in the Redevelopment Area are CFR 570.208(b)(1)(ii)(A)(5): Known or suspect- partially or fully within Flood Zone AE. ed environmental contamination

South Norwalk has experienced significant The table below summarizes the information on flooding during Superstorm Sandy and Hurri- the accompanying diagrams. cane Irene. The City of Norwalk’s Department of Public Works (DPW) reports regular flood- PROPERTIES THAT % OF MEETS MEETS ing by tide and normal storms on Water Street MEET CONDITIONS TOTAL STATE? FEDERAL? between Concord and Haviland Streets (about Flood Zone AE 67 32% Y Y one-third of a mile). This section of Water Street is the boundary between the waterfront and the Redevelopment Area as shown on the diagram to the right. The DPW also noted that flooding may extend up Day Street (The corner of Day Street and Raymond Street is just under a quarter mile from the water.)

The Federal Emergency Management agency (FEMA) defines both Zone AE and Zone VE as “areas subject to inundation by the 1-percent- annual-chance flood event.”1 The difference 1 https://www.fema.gov/floodplain-management/zone-ae-and-a1-30, accessed March 20, 2015 is that Zone VE has “additional hazards due 2 https://www.fema.gov/floodplain-management/zone-ve-and-v1-30, accessed March 20, 2015

120 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

Flood Zones within Proposed South Norwalk TOD Redevelopment Area

TOD-District

Flood Zone AE within TOD-District

TOD District Buildings

Figure 8.B.6: Flooding after 15 hours post landfall after Superstorm Sandy 2012, corner of Raymond and Watch Streets. Courtesy of the Norwalk Redevelopment Agency.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 121 Flood-induced blight is a combination of physical damage from the force of wave and wind and longer-term damage from water-soaked materials and the spread of debris and hazardous materials. The pictures below show interior and exterior flood conditions after Superstorm Sandy in 2012. All photographs are courtesy of the Norwalk Redevelopment Agency; some were taken in support of applications for assistance in addressing storm-related damage.

Figure 8.B.7: Exterior and interior flooding conditions after Superstorm Sandy 2012. Courtesy of the Norwalk Redevelopment Agency.

122 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

Interior photos show damage to paint and Flood-induced blight takes significant time and the development of mold and as a result resources to address, and the private market, es- of flooding 15 hours post landfall. Exterior pecially homeowners and small business owners, photos show flooding, debris fields, and may not have the resources to address the dam- wind damage from the storm. age from a significant flood in a timely manner. Conditions such as mold or structural damage from wind and storm debris will cause additional problems if left untreated. The Norwalk Redevelopment Agency provided assistance to residents who applied for help. Conversations with a staff member indicated that the Rede- velopment Agency continues to address damage from Superstorm Sandy in 2012, and that business owners generally relied on loans as they were not eligible for grants.

Conditions that contribute to regular flooding, such as the flooding along Water Street at Spring tides (full moon and high tide) and during normal storm levels, is not likely to be solved by private enterprise alone, and will require partnerships between property owners and the City.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 123 OTHER FACTORS CONTRIBUTING TO DETERIORATING CONDITIONS

Building Condition

As noted above, this memorandum does not include a building inventory for the proposed Redevelopment Area. For CFR 570.208(b)(1) (ii)(A)(1), 25% of the buildings must show “physical deterioration of buildings or improvements” while CGS Chapter 130 8-125(7)(C) requires 20% of the buildings to show “extensive minor defects that collectively have a nega- Figure 8.B.9: Corner of Concord and South Main tive effect on the surrounding area.” An analysis of the number of buildings in poor condition as a percentage of the total number of buildings has not been done. Photographs of buildings that needed repair or had evidence of deferred Figure 8.B.8: Lexington Avenue maintenance taken on a site walk on March 2, 2015 are shown to the right.

Figure 8.B.10: Corner of Concord and Day

124 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

TOD Redeeloent Area TOD District Boundary North Main St TOD District Parcels Lexington Avenue Neighborhood

Washington St Lexington Avenue Parcels

Washington St South Norwalk Metro-North * Railroad Station

Overcrowding and Density Madison St Madison St Haviland St

Elizabeth St CGS Chapter 130 8-125(7)(F) requires that Monroe St 20% of the buildings show “overcrowding or Hanford Place improper location of structures on land” and State St

Dr. Martin Luther King Jr. Drive *Railroad R-O-W CGS Chapter 130 8-125(7)(G) refers to “exces- Raymond St Spring St * Franklin St Franklin Henry St Henry St

sive density of dwelling units.” Day St Water St Water

Mulvoy St South Main St The development of the Lexington Avenue Old Railroad R-O-W Concord St

Chestnut St Neighborhood followed the existing ledge and Woodward Ave

Ely Ave ridges. The result has been buildings clustered Merritt Pl St Day

Merritt St Lexington Ave Lexington Larsen St

together along the ridges and slopes between Pl Lubrano the ridges. The topography partly protects this Burritt Ave Burritt Ave Olean St

Laura St

residential neighborhood from the industrial Snowden St uses that abut it, but also created a more densely St Kossuth Belle Ave

Austin St Cardinal Pl developed area than the surrounding areas. Hemlock Place

Papp St

Hemlock Place The diagram indicates the density of develop- Dr. Martin Luther King Jr. Drive Ely Ave ment in these two subareas, especially when Lexington Ave compared to the neighboring TOD-District. Knapp St Knapp St

Taft St Oxford St Oxford Moscariello Pl Moscariello Pl

Tito Ct Meadow Lane Terry St Ext. 770 385 0 770 Feet . Figure 8.B.11: Retaining Wall on Kossuth Street

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 125 126 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8.C. MARKET CONDITIONS AND REDEVELOPMENT FEASIBILITY

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 8.C.1 Social, Economic, and SOCIAL AND ECONOMIC ic or Latino in the Lexington Avenue Neighbor- CHARACTERISTICS hood is over 73%, although those identifying Business Profiles of the South as African American is similar to the TOD Norwalk TOD District Table 8C.1-1 presents the socioeconomic pro- District at 24%. In contrast, 66% of the City files of the TOD District, the Lexington Avenue and 73% of the County identify as white, while FXM Associates has prepared basic demograph- Neighborhood, the City of Norwalk, and Fair- those identifying as African American are 14% ic and business profiles of the TOD District and field County. With a 2015 population estimat- and 11%, respectively. In Norwalk, 27.7% are the Lexington Avenue Neighborhood in order ed at about 2,360, the TOD District represents Hispanic or Latino; in Fairfield County, 18.9%. to establish the existing context for the pro- about 2.6% of Norwalk’s total population. The posed redevelopment. This information supple- Lexington Avenue Neighborhood is less than ments the economic information contained in 2% of the City’s total population. The Cecil Group’s TOD Strategy completed in 2011. Although the Lexington Avenue Neighborhood grew significantly more than the other three ar- For collection of these baseline data, FXM re- eas between 2010 and 2015, the TOD District lies on The Nielsen Company’s Claritas Site is projected to grow faster than the other three Reports, which are based on US Census Data areas over the next five years. and which enable the isolation of data in the area. It then becomes possible to compare the The population of South Norwalk is consid- socioeconomic conditions in the TOD District erably more diverse than that of Norwalk or and the Lexington Avenue Neighborhood to Fairfield County. Less than half the population the surrounding City of Norwalk and Fairfield of the TOD District identifies as white and ap- County. proximately 22% as African American. About 40% of the population is Hispanic or Latino. The percentage of people identifying as Hispan-

128 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

Table 8.C.1-1 Selected Socioeconomic Characteristics of the Population

Table 1 Selected Socioeconomic Characteristics of the Population South Norwalk TOD Redevelopment Area, the City of Norwalk, and Fairfield County

Lexington Avenue TOD District Neighborhood City of Norwalk Fairfield County Population 2000 Census 2,134 1,379 82,568 882,567 2010 Census 2,211 1,518 85,255 916,829 2015 Estimate 2,361 1,573 87,915 949,354 2020 Projection 2,487 1,619 90,093 976,420

Growth 2000-2010 3.6% 10.1% 3.3% 3.9% Growth 2010-2015 6.8% 3.6% 3.1% 3.5% Growth 2015-2020 5.3% 2.9% 2.5% 2.9%

2015 Est. Median Age 34.5 31.0 39.4 40.0 2015 Est. Average Age 36.1 32.0 39.3 39.5

2015 Est. Population by Single Race Class Persons % of Total Persons % of Total Persons % of Total White alone 1,085 46.0% 344 21.9% 58,237 66.2% 690,035 73.3% Black or African American Alone 522 22.1% 380 24.2% 12,172 13.8% 105,892 11.1% American Indian/Alaska Native 7 0.3% 21 1.4% 376 0.4% 2,752 0.3% Asian Alone 87 3.7% 4 0.3% 4,906 5.6% 50,822 5.1% Native Hawaiian/Other Pac.Isl 5 0.2% 0 0.0% 65 0.1% 516 0.1% Some other Race Alone 589 25.0% 785 49.9% 9,479 10.8% 71,327 8.0% Two or More races 65 2.8% 38 2.4% 2,680 3.0% 28,010 2.9%

2015 Est. Population Hispanic or Latino Not Hispanic or Latino 1,401 59.3% 411 26.1% 63,602 72.3% 770,326 81.1% Hispanic or Latino 960 40.7% 1,162 73.9% 24,313 27.7% 179,028 18.9%

2015 Estimated Workers Age 16+ by Travel Time to Work Less than 15 Minutes 188 155 12,052 119,766 15 - 29 Minutes 544 280 18,150 152,371 30 - 44 Minutes 285 158 7,876 72,982 45 - 59 Minutes 36 35 2,101 30,321 60 or more Minutes 85 32 4,064 57,916

2015 Estimated Avg Travel Time to Work in Minutes 28 26 27 31

Source: The Nielsen Company, Claritas Site Reports, 2015 estimates; U.S. Census; and FXM Associates

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 129 Table 2 The residents of the TOD District spend slightly Table 8.C.1-2 Selected SocioeconomicSelected Socioeconomic Characteristics Characteristics of of Households Households South Norwalk TOD Redevelopment Area, the City of Norwalk, and Fairfield County more getting to work than residents of the City and slightly less than residents of the County. Lexington Avenue TOD District Neighborhood City of Norwalk Fairfield County The residents of Lexington Avenue have the Households (HH) 2000 Census 855 391 32,539 324,234 shortest commute. 2010 Census 976 418 33,060 335,545 2015 Estimate 1,058 427 34,028 346,940 2020 Projection 1,124 436 34,831 356,460 Table 8.C.1-2 provides selected data on house- Growth 2000-2010 14.1% 6.7% 1.6% 3.5% holds in the TOD District and the Lexington Growth 2010-2015 8.4% 2.3% 2.9% 3.4% Avenue Neighborhood compared to the City of Growth 2015-2020 6.2% 2.1% 2.4% 2.7%

Norwalk and Fairfield County. A growth pat- 2015 Est. Households by HH Income HH % of Total HH % of Total HH % of Total Income < $15,000 222 21.0% 77 18.0% 3,759 10.6% 30,994 8.9% tern similar to that of the population pertains to Income $15,000 - $24,999 88 8.4% 41 9.6% 2,010 6.3% 25,052 7.2% households: comparable estimated and project- Income $25,000 - $34,999 97 9.1% 66 15.3% 2,411 7.1% 24,029 6.9% Income $35,000 - $49,999 134 12.7% 68 15.9% 3,840 12.6% 32,929 9.5% ed growth rates across the three areas, but with Income $50,000 - $74,999 146 13.8% 47 10.9% 5,413 15.3% 51,244 14.8% Incume $75,000 - $99,999 126 11.9% 53 12.4% 4,215 13.6% 38,441 11.1% a substantially higher growth rate for the TOD Income $100,000 - $124,999 95 9.0% 44 10.2% 3,344 10.6% 32,252 9.3% District over five years from 2010 to 2015. Income $125,000 - $149,999 59 5.5% 14 3.3% 2,477 6.6% 24,665 7.1% Income $150,000 - $199,999 47 4.5% 13 3.1% 2,538 6.8% 29,198 8.4% Income $200,000 - $249,999 20 1.9% 3 0.6% 1,167 3.0% 13,256 3.8% Income $250,000 - $499,999 20 1.8% 2 0.6% 1,908 5.0% 25,197 7.3% Also evident from Table 8.C.1-2 is the fact that Income $500,000+ 4 0.4% 0 0.1% 946 2.5% 19,683 5.7% incomes in the TOD District are considerably Total Households 1,058 100% 428 100% 34,028 100% 346,940 100% lower than they are in the City of Norwalk and 2015 Est. Average HH Income $68,183 $57,126 $104,437 $124,109 in Fairfield County. The proportion of house- 2015 Est. Median HH Income $48,592 $41,682 $73,065 $80,998 holds with incomes under $15,000 in the TOD 2015 Estimate Tenure of Occupied Housing Units Units % of Total Units % of Total Units % of Total District is almost double that of Norwalk and Owner Occupied 258 24% 139 32% 21,232 62% 237,556 68% more than double that of Fairfield County. The Renter Occupied 800 76% 288 68% 12,796 38% 109,384 32% average and median incomes in the Lexington Avg Length of Residence (in years) Owner Occupied 16.1 21.3 18.1 17.7 avenue Neighborhood are even lower. Renter Occupied 7.5 7.6 8.1 8.3

Source: The Nielsen Company, Claritas Site Reports, 2015 estimates; U.S. Census; and FXM Associates More people rent than own in the TOD Dis- trict, while the reverse is true in the City and County. Lengths of residence by tenure are slightly lower in the TOD District. The tenure of owner-occupiers in the Lexington Avenue Neighborhood is higher than the others.

130 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

BUSINESS CHARACTERISTICS • Public Administration (23%) public administration), and seven are retail • Transportation and Warehousing (16%) businesses. The number of establishments, em- The Redevelopment Area contains 3% of the • Construction (12%) ployees, and business sales of all industries in City of Norwalk’s businesses, 3% of its employ- the TOD District and the Lexington Avenue ees, and 4% of its annual sales. The TOD Dis- The Lexington Avenue Neighborhood has few Neighborhood are compared to the City of trict has a significantly larger share of employ- businesses. Of the 42 businesses, six are con- Norwalk and Fairfield County in Table 8.C.1-3 ment in the following industries: struction firms, seven are other services (not below.

Table 8.C.1-3 Business Profiles Total Redevelopment Area as % of City of TOD-District Lexington Avenue Neighborhood City of Norwalk Fairfield County Norwalk Comparison Annual Number of Annual Sales Number of Number of Annual Sales Number of Annual Sales Number of Annual Sales Employees Employees Sales ($ Employees Employees Employees Establishments ($ millions) Establishments Establishments ($ millions) Establishments ($ millions) Establishments ($ millions) NAICS Business Type millions)

11 Agriculture, Forestry, Fishing, and Hunting 0 0 0 0 - 0 7 94 17.1 74 698 71.6 0% 0% 0% 21 Mining, Quarrying, and Oil and Gas Extraction 0 0 0 0 - 0 5 218 194.1 36 498 252.4 0% 0% 0% 22 Utillities 2 14 3.7 0 - 0 13 296 284.7 74 1,627 1,519.0 15% 5% 1% 23 Construction 17 406 72.4 6 33 14.5 741 4,045 1,207.4 5,705 30,950 9,377.9 3% 11% 7% 31-33 Manufacturing 12 139 17.6 4 18 3.9 221 7,706 1,584.4 1,542 49,476 7,942.6 7% 2% 1% 42 Wholesale Trade 9 106 356.9 1 3 5.6 213 4,219 4,984.9 1,524 29,950 62,645.8 5% 3% 7% 44-45 Retail Trade 27 104 23.7 7 22 5.7 879 8,832 2,249.5 6,938 73,347 19,922.0 4% 1% 1% 441 Motor Vehicle and Parts Dealers 1 5 2.2 0 0 0 69 672 297.0 534 7,975 5,007.8 1% 1% 1% 442 Furniture and Home Furnishing Stores 0 0 0 0 0 0 58 707 143.0 446 4,619 852.1 0% 0% 0% 443 Electronics and Appliance Stores 3 9 2.5 0 0 0 97 879 222.1 627 5,310 1,364.3 3% 1% 1% 444 Building Material and Garden Equipment and Supplies 1 4 1.3 1 2 0.7 76 618 197.5 567 5,299 1,550.9 3% 1% 1% 445 Food and Beverage Stores 9 29 8.3 5 17 4.3 97 2,131 402.9 911 16,902 4,057.1 14% 2% 3% 446 Health and Personal Care Stores 2 30 4.6 0 0 0 71 517 137.8 482 6,849 1,258.7 3% 6% 3% 447 Gasoline Stations 1 0 0 0 0 0 27 96 65.0 291 1,283 868.8 4% 0% 0% 448 Clothing and Accessories Stores 4 10 1.6 0 0 0 102 658 101.3 1,041 8,154 1,250.1 4% 2% 2% 451 Sporting Goods, Hobby, Musical Instrument, Book Stores 1 4 0.6 0 0 0 63 649 112.0 475 3,458 595.2 2% 1% 1% 452 General Merchandise Stores 0 0 0 0 0 0 31 900 208.3 276 6,512 1,502.8 0% 0% 0% 453 Miscellaneous Store Retailers 5 13 2.7 1 3 0.7 167 808 235.9 1,119 4,906 887.4 4% 2% 1% 454 Nonstore Retailers 0 0 0 0 0 0 21 197 126.6 169 2,080 726.8 0% 0% 0% 48-49 Transportation and Warehousing 6 365 5.0 1 3 0.4 106 2,321 178.7 890 13,078 1,053.3 7% 16% 3% 51 Information** 14 106 30.8 1 4 0.8 181 2,251 676.0 1,058 17,012 4,352.0 8% 5% 5% 52 Finance and Insurance** 12 26 8.2 1 0 0 181 2,251 676.0 4,112 40,966 14,391.2 7% 1% 1% 53 Real Estate and Rental and Leasing** 6 20 5.4 0 0 0 335 2,583 544.6 2,670 23,055 5,063.5 2% 1% 1% 54 Professional, Scientific, and Technical Services** 13 77 14.0 2 26 0 987 7,456 1,119.5 7,648 46,563 8,510.7 2% 1% 1% 55 Management of Companies and Enterprises** 0 0 0 0 0 0 15 62 56.1 81 1,427 309.7 0% 0% 0% 56 Admin and Support and Waste Mgmt and Reme Services** 4 13 3.9 5 21 3.7 472 4,100 823.8 3,275 26,620 5,137.7 2% 1% 1% 61 Educational Services 3 95 0.2 0 0 0 139 3,893 28.7 1,260 36,740 126.6 2% 2% 1% 62 Healthcare and Social Assistance 20 141 8.5 3 27 1.1 1,324 10,913 1,475.7 10,025 86,261 8,215.7 2% 2% 1% 71 Arts, Entertainment, and Recreation 2 2 0.3 0 0 0 128 1,141 82.5 937 10,086 711.2 2% 0% 0% 72 Accommodation and Food Services 24 131 9.7 4 14 1.0 403 4,106 318.7 3,124 39,009 2,698.3 7% 4% 3% 81 Other Services (except Public Administration) 22 131 6.3 7 30 1.0 683 3,735 165.7 5,479 31,267 1,344.7 4% 4% 4% 92 Public Administration 13 424 0 0 0 0 140 2,031 0 1,327 21,978 0 9% 21% #DIV/0! Total 206 2,300 567 42 201 37.7 7,173 72,253 16,668 57,779 580,608 153,646 3% 3% 4%

** Office-using sectors Source: The Nielsen Company, Claritas Site Reports 2015 and FXM Associates

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 131 8.C.2 Market Conditions and Redevelopment Feasibility – Rental Housing Market Demand Trends

The market for rental housing in the South Norwalk market area (defined as the area within a 20-minute drive time of South Norwalk) presents another potential growth sector for consideration in the planning process. FXM’s Housing Demand Model projects over the next five years the average annual demand for rental housing by age, income group, and affordable rental rates. The Housing Demand Model enables planners and developers to target types of rental units, in terms of cost and size and amenities, to various age groups of potential renters. For example, younger age groups tend to be more likely to rent than older householders, but they also tend to have lower incomes, increasing demand for lower priced units.

Figure 8.C.2-1 shows the area defined by 10-, SOURCE: A.C. NIELSEN, SITEREPORTS, JUNE 2015

20-, and 30-minute drive times from South Figure 8.C.2-1 South Norwalk TOD Redevelopment Area 10-, 20-, and 30-minute Drive Times SOURCE: FXM ASSOCIATES, HOUSING DEMAND MODEL, JUNE 2015

132 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

Norwalk. The red line in the middle encom- For example, according to Figure 8.C.2-2, of the ditional rental development in South Norwalk passes the 20-minute drive time used in this total number of households expected to move to each year. Table 8.C.2-1 presents these estimates analysis. rental housing each year within the 20-minute for each of the rental points shown in Figure market area, 10,507 households, approximately 8.C.2-2. (Note that the figures in the demand Figure 8.C.2-2 shows the average annual de- 7,300 would be able to afford monthly rents up columns are not additive. They are cumulative, mand for all rentals by all age groups in the to $1,800. Based on South Norwalk’s current with the “Rentals @ $900” figure representing South Norwalk Market Area, taking into con- share of rental housing in the market area, an total estimated average annual demand in both sideration affordability, propensity to move in estimated 105 households able to afford up to Figure 8.C.2-2 and Table 8.C.2-1.) any given year, and propensity to rent. $1,800 a month rent might be absorbed by ad-

Figure 8.C.2-2 Table 8.C.2-1 Comparison of Estimated Annual Demand

SOURCE: FXM ASSOCIATES, HOUSING DEMAND MODEL, JUNE 2015 SOURCE: FXM ASSOCIATES, HOUSING DEMAND MODEL, JUNE 2015

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 133 Figure 8.C.2-3 The information in Figure 8.C.2-2 can be further broken down into age groups, since rental housing developments often seek to attract households such as retirees and young singles. Figure 8.C.2-3 presents these data.

The graph reflects the greater propensity of younger households to rent compared to older households, as well as the sensitivity of levels of demand to varying rental prices.

Figure 8.C.2-4 shows another dimension to the estimation of future rental demand: the changes projected over the next five years in numbers of households by age and income.

Particularly striking is the projection of changes in age cohorts in the market area over the next five years: by far the greatest gains across all four income categories is estimated to be in the age 55 to 74 cohorts, while the age categories 25 to 34, 35 to 44, and 45 to 54 would actually lose households in the lower categories of income selected above. Also noteworthy is the indication SOURCE: FXM ASSOCIATES, HOUSING DEMAND MODEL, JUNE 2015 that households in the income categories over

134 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

Figure 8.C.2-4 $96,000 and over $108,000 never lose their relative share of the population, although their numbers are very small in the under 55 and over 85 age ranges.

A number of developers in recent years have targeted rental units, especially within urbanized areas, to households under age 35 and age 55 to 74, who actually mix well within the same developments. Both groups show a higher propensity to live within walking distance of retail stores, restaurants, and transit if possible. The households under age 35 are more mobile on average and more likely to rent so they comprise a relatively large share of potential demand. As shown by the data in Figure 8.C.2-4 above, the baby boom generation households are growing in number within the 55 and older age categories, and these households have shown an increasing propensity to rent in recent years as they become empty nesters and sell their single family homes for smaller, more manageable units. Others want to cash in on the equity of their former dwellings because they need liquid SOURCE: FXM ASSOCIATES, HOUSING DEMAND MODEL, JUNE 2015 income in the absence of the pensions enjoyed

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 135 by prior generations of retirees. Many also con- Figure 8.C.2-5 tinue to work part time. Data in Figure 8.C.2-5 show the average annual demand by selected rental rates for the under 35 and 55 to 74 year old householders, and their combined demand.

SOURCE: FXM ASSOCIATES, HOUSING DEMAND MODEL, JUNE 2015

136 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

PRICES OF CURRENTLY AVAILABLE Table 8.C.2-2 Average Monthly Rents in Norwalk, June 2015: RENTALS Studio $1,600 600 sq. ft. A review of prices for available rentals in Nor- 1-bedroom $1,600 657 sq. ft. walk shows prices somewhat above the range 2-bedroom $2,400 974 sq. ft. of the rents estimated to be affordable by the 3-bedroom $3,300 1,580 sq. ft.

Housing Demand Model. FXM examined SOURCE: ZILLOW.COM; TRULIA.COM; RENT.COM; AND FXM ASSOCIATES apartment listings available on June 8 in the city A comparison of the above averages to the af- of Norwalk as shown by three different sources. fordability data shown in Figure 8.C.2-2, Most of these were in apartment or condo com- broadly demonstrates that over half the demand plexes; houses for rent and units in identifiable for rental units in the South Norwalk market smaller homes were not included in this sample. area is for units priced below those currently For listings undifferentiated by size, the average available in Norwalk. low is $1,300 a month and the average high was $4,353; however the latter was skewed by In addition to the above analyses, FXM exam- three-bedroom units, which were few in num- ined other market analyses for rental projects in ber. More useful is the following breakdown of South Norwalk as well as actual leasing experi- average rents by number of units and average ence. Based on comparable projects elsewhere square footage, the great majority of which are in Norwalk, actual and projected absorption 1- and 2-bedroom units. rates ranged from 8 to 20 units a month. FXM’s estimates of 9 (at $1,800 rent) to 11 (at $1,200 rent) units a month (see Table 8.C.2-1) are therefore somewhat conservative, but within the range of actual recent absorption experience.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 137 in a range of retail store categories with actual sidered the outside drive-time reach of smaller 8.C.3 Market Conditions and sales by stores in those categories. Where expen- retailers, such as neighborhood-oriented con- Redevelopment Feasibility ditures by households in the market area exceed venience stores, newsstands, and non-franchise – Retail Opportunity/Gap sales, a gap or opportunity exists for stores with- limited-service and take out eating establish- in the market area to “capture” more of those ments. Support within a 10-minute drive time Analysis household expenditures. This loss of potential is considered essential for most medium sized sales is also called “leakage.” Conversely, where stores and restaurants, such as those typically RETAIL GAP market area household expenditures are less located in strip malls and other types of com- than actual sales in particular retail categories, munity centers. Many of the specialty mer- A Retail Opportunity/Gap analysis is a tool used stores in the market area already attract con- chandisers, coffee shops, eating and drinking by virtually all major retailers and chain restau- sumer dollars from outside the market area and establishments in older downtown areas rely on rants to gauge market demand and competition opportunities for additional retail development customers within a 10-minute drive time as well within a specified geographic area. It represents may be more limited. The retail gap analysis is as daytime workers within walking distance. If a snapshot of the current expenditures of con- a snapshot of current opportunities for retailers a specific category of retail sales opportunity sumers within a geographic area and actual to newly locate or expand facilities based on a were shown for a 5-minute drive-time market retail store sales matching those expenditures well-established empirical fact that people will area and also held up at the 10-minute and within the same geographic area. The results of purchase goods within the shortest available 15-minute market areas then most retailers will a retail gap analysis are used by shopping center walking or drive time from where they live. consider market conditions especially favorable developers and economic development profes- – from a demand standpoint – to locating a sionals to attract tenants and business investors, Retailers typically define market areas in terms store within that market area. often with great success, in FXM’s experience. of drive times, with a 15-minute drive time considered the maximum outside market area In the case of South Norwalk, FXM applied The retail opportunity, or gap, analysis shows definition for all but the largest stores and store these drive times to a data base of consumer ex- the potential demand for various types of retail types and well-established restaurants. Market penditures and retail activity and then analyzed development within a defined market area by support within a 5-minute drive time is con- the results to compile a table of likely retail op- comparing estimated household expenditures

138 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

portunities which could be addressed in South Norwalk, either by new businesses or expansion of existing ones in the promising categories. Figure 8.C.3-1 shows the market areas defined by the 5-, 10-, and 15-minute drive times.

SOURCE: A.C. NIELSEN, SITEREPORTS, JUNE 2015 Figure 8.C.3-1 South Norwalk TOD Redevelopment Area 5-, 10-, and 15-minute Drive Times

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 139 The opportunities shown in Table 8.C.3-1 are Table 8.C.3-1 Selected Potential Retail Development Opportunities for South Norwalk Based on hypothetical in that they represent FXM’s judg- 2014 Retail Gap ment of how much of the gap by store type Potentially Selected Sales Supportable shown in the Site Reports data within each of Store Type and NAICS Opportunity/Gap Square Feet Estimated Capturable the drive time- and distance-defined market ar- $ Square Feet # Stores eas might be capturable within South Norwalk. Hardware Stores-44413 5,439,780 26,490 15,000 1 As noted above, the retail gap is a snapshot of Nursery and Garden Centers-44422 6,545,821 28,082 12,000 2 Convenience Stores-44512** 7,847,923 17,299 7,500 3 current (2014) market conditions, and the types Specialty Food Stores-4452 26,366,904 42,681 10,000 3 Beer, Wine and Liquor Stores-4453 23,755,872 70,854 6,000 2 of stores and magnitude of these opportunities Cosmetics, Beauty Supplies, Perfume Stores-44612 1,630,593 3,872 3,000 1 can and will change over time. The retail gap Other Health and Personal Care Stores-44619 5,326,515 10,623 4,000 2 Jewelry Stores-44831 8,246,817 13,582 3,500 2 analysis is most useful as a recruiting tool for Luggage and Leather Goods Stores-44832 4,688,373 15,050 6,000 2 prospective developers or particular store types. Sporting Goods Stores-45111 7,662,570 27,382 14,000 2 Hobby, Toys and Games Stores-45112 4,238,100 18,667 9,000 2 In FXM’s analysis, the identified dollar sales Musical Instrument and Supplies Stores-45114 10,772,742 42,506 10,000 2 Gift, Novelty and Souvenir Stores-45322 12,495,488 65,285 20,000 4 volume opportunity, supportable square foot- Limited-Service Eating Places-7222 17,366,006 50,796 20,000 10 age (based on median sales per square foot for 142,383,504 433,168 140,000 38 the selected store types), and number of stores (based on median store sizes for the selected SOURCE: A.C. NIELSEN SITE REPORTS, OTHER SOURCES, AND FXM ASSOCIATES store types) are in all instances conservative. Table 8.C.3-1 summarizes these results.

The data on sales per square foot, which is used to derive the potentially supportable square feet, and on number of square feet per store come from a variety of industry sources and other FXM project data.

140 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

As is apparent from the size of the retail gap, a frequenting those establishments. They are significant amount of retail spending by South destinations serving a broader market area. In Norwalk households at the types of stores the case of restaurants especially, as a destina- shown in Table 8.C.3-1 is taking place outside tion for customers living outside the local area the neighborhood. The estimates above show there may be additional opportunities not de- the total opportunity gap for new retail activ- pendent upon the retail gap based only on the ity, whether new stores or expansions of exist- incomes and spending of local residents. A retail ing, that might be captured by South Norwalk gap analysis shows prospective developers and businesses instead of businesses outside the area retail businesses where the competition is light where the expenditures of local residents are or non-existent, but it is not meant to rule out now being made. further development of established destination “clusters” such as restaurants or other store types Data in Tables 8.C.3-2, 8.C.3-3, and 8.C.3- (auto sales and repair, discount merchandisers, 4 present the source data used for the refined art dealers, and so forth) favorably located in a analysis of the sales opportunities presented in certain geographic area. Table 8.C.3-1. Numbers shown in red with pa- rentheses – for example (4,000,000) – indicate that sales in that store type exceed the demand of consumers living within the respective 5, 10, and 15 minute drive times. This means that for particular establishment types – for example full-service restaurants (NAICS 7221) within 5, 10, and 15 minute drive times as shown in Tables 8.C.3-2, 8.C.3-3, and 8.C.3-4 – consumers living outside the drive time areas are

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 141 Table 8.C.3-2 Retail Opportunity Gap: 5-Minute Drive Time

142 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8. Appendices

Table 8.C.3-3 Retail Opportunity Gap: 10-Minute Drive Time

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN 143 Table 8.C.3-4 Retail Opportunity Gap: 15-Minute Drive Time

144 NORWALK REDEVELOPMENT AGENCY SEPTEMBER 2016 8.D. PROPOSED ZONING CHANGES

The final text for this section will be added after the proposed TOD District has been approved by the Zoning Commission. The draft zoning is currently a separate document.

FINAL SOUTH NORWALK TOD REDEVELOPMENT PLAN Prepared for the Norwalk Redevelopment Agency by THE CECIL GROUP • FXM ASSOCIATES